water - north sydney council

ESD Best Practice Project – WATER

north sydney councilEcologically Sustainable Development

Best Practice Project

WATER

ESD Best Practice Project – WATER WATER

PRojEcT cooRdinAToR:

Alex Williams - Senior Strategic Planner Planning and Development Services

WATER AuThoR:

Natalie Roxburgh - Sustainability Programs and Education Support Officer Open Space and Environmental Services


WATERCO N t EN t S

PROjEC t Ov ER v iE W 3

iN t RO DuC t i O N 4noRTh SydnEy council STRATEgic ViSion And goAlS 7

WAt ER SENSi t i v E uR BAN D E SiGN 9S tAGE 1 - R EGul AtO Ry EN v iR O NmEN t 9

WATER SEnSiTiVE uRBAn dESign – commonWEAlTh 9WATER SEnSiTiVE uRBAn dESign – STATE (nSW) 10WATER SEnSiTiVE uRBAn dESign – locAl (noRTh SydnEy council) 14diScuSSion: 14

• DoestheregulatoryframeworkatCommonwealthandStatelevelsallowscope 14forinterventionatthelocalleveltoachievewateruseandwatersensitiveurbandesignobjectives?

• IstheLEP/DCPanappropriateplaceforregulationregardingwatersensitiveurban 15design?

• DoexistingprovisionsmeetCouncil’sgoalsandobjectivesregardingwater 15sensitiveurbandesign?

S tAGE 2 – BE S t PR AC t i CE lO C Al Au t h O R i t y iN i t iAt i v E S 18locAl AuThoRiTy iniTiATiVES in WSud – AuSTRAliA 18locAl AuThoRiTy iniTiATiVES in WSud – oVERSEAS 20diScuSSion: 25

• HowhavelocalauthoritiesinNSW,otherStatesandTerritoriesandoverseas 25incorporatedwatersensitiveurbandesignobjectivesintoplanningprocesses?

• Whatis‘BestPractice”? 26

S tAGE 3 – R E v iE WS AND R ECOmmENDAt i O NS 28REcommEndATionS 35

R EFER EN CE S 42

ESD Best Practice Project – WATER WATERAPPEn D ix A Review of Water Related Provisions f rom Other Austral ian local Author it ies against Nor th Sydney Draf t DCP Provisions 45

APPEn D ix B Best Prac t ice – international 61

APPEn D ix C Nor th Sydney DDCP 2012 Assessment 65

3WATER


PROjEC t Ov ER v iE Wthe project aims to locate North Sydney’s regulation of development relative to ESD best practice. the project also aims to outline actions that will lead to the achievement of best practice. Council staff have therefore worked to identify, or develop, provisions that will improve the sustainability performance of new developments compared to current practice in order to assist Council in meeting its 2020 Vision objectives. the project has involved five areas of research:

• Energy;

• Water;

• Waste;

• Biodiversity;and

• Transport.

While Council draws much of its power and responsibilities from the Local Government Act 1993, this project is primarily concerned with the development and building regulatory functions given to Council via the Environmental Planning and Assessment Act 1979 (EP&A Act). Of specific interest is Council’s ability under Part 3 of the EP&A Act to influence the content of local Environmental Plans (lEPs) and to prepare accompanying development control plans (DCPs) as well as Council’s role under Part 4 of the EP&A Act in development assessment and control.

Each of the above sustainability research areas were approached using a three stage process:

1. A review of the existing Commonwealth, State and local regulatory environment – to establish the legal

powers available to Council to influence outcomes through new or amended planning provisions and to statehowCounciliscurrentlyutilisingthesepowers;

2. A review of relevant provisions contained in planning documents from other local authorities – to identify how other jurisdictions have incorporated sustainability objectives into planning documents and toidentify‘bestpractice’provisionsandprocesses;

3. A review of North Sydney draft lEP 2012 and draft DCP 2012 provisions against ‘best practice’ – to establish recommendations that will ensure best practice ESD regulation is applied to the assessment of new development in North Sydney.

Each stage of work is accompanied by a set of questions and answers relevant to the objective of each stage.

North Sydney draft lEP 2012 and draft DCP 2012 (2012 exhibition versions) were used for this project on the expectation that they will come into force in the near future. Should their coming into force be delayed beyond the completion of this project, many of the recommendations remain relevant and should form the basis of amendments to North Sydney lEP 2001 and DCP 2002.

Each area of research was coordinated by North Sydney Council staff with relevant expertise in the area. While research was undertaken according to the needs of each research area, the final recommendations were assessed by strategic planning staff to ensure compatibility with the overall planning and assessment framework.

4

ESD Best Practice Project – WATER WATERiN t RO DuC t iO NWater resources are a critical asset, supporting the environment, towns and cities, the economy and social amenities. As the driest inhabited continent, Australia must use its limited water resources wisely. Of all continents, Australia has the least river water, the lowest run-off and the smallest area of permanent wetlands. Australia’s rainfall and stream flow are the most variable in the world.

the location of adequate supplies of water for domestic and commercial use has shaped the geographic distribution of the population, its culture and quality of life. Water of adequate quantity and quality is also central to the integrity of the natural environment and the maintenance of ecosystems. As the population grows, the demand and competition for accessing water resources will increase (Agriculture and Resource management Council of Australia and New Zealand, 1994).

By international standards, Australia has one of the highest total per capita water consumption levels. Within cities, data on water use suggest that residential housing block size is the most important factor affecting consumption due to garden and lawn watering. thus, core and inner areas can consume about half the water per person than outer suburbs (Planning institute of Australia, 2012).

the National Water initiative defines WSuD as “the integration of urban planning with the management, protection and conservation of the urban water cycle that ensures that urban water management is sensitive to natural hydrological and ecological processes” (Council of Australian Governments, 2004).

Wong and Ashley (2006) state that the term WSuD “….comprises two parts – ‘Water Sensitive’ and ‘urban Design’. urban Design is a well recognised field associated with the planning and architectural design of urban environments, covering issues that have traditionally appeared outside of the water field but nevertheless interact or have implications to environmental effects on land and water. WSuD brings ‘sensitivity to water’ into urban design, i.e. it aims to ensure that water is given due prominence within the urban design processes.

the words “Water Sensitive” define a new paradigm in integrated urban water cycle management that integrates the various disciplines of engineering and environmental sciences associated with the provision of water services including the protection of aquatic environments in urban areas. Community values and aspirations of urban places necessarily govern urban design decisions and therefore water management practices.

the principles of WSuD provide for the sustainable, efficient use and reuse of water from a range of sources, incorporating water supply;wastewater,stormwaterandgroundwatermanagement;urbandesign and environmental protection. An integrated strategy involves

• educationtoraiseawarenessandpromotenewbehaviours;

• regulationincludingwaterlicensing and minimum water use efficiencystandards;economictools such as subsidies/incentives and a water market to show the economicvalueofwater;

• appliedresearchtoachieveoptimal results (Government of Western Australia, September 2009).

WSuD provides a range of measures to help address the environmental degradation that flows from traditional practices of stormwater management. WSuD is about designing our urban environments to more closely match the original water cycle that exists, prior to development. it is about:

• Tryingtomorecloselymatchthepre-development stormwater runoff regime – both quantity andquality;

• Optimisingtheuseofrainwaterthatfallsonoururbanareas;

• Reducingtheamountofwater we transport between catchments, both in water supply import and wastewater export.

traditional urban development places pressure on the quantity and quality of rain water resources by increasing impervious areas which limits the potential for infiltration and groundwater recharge. this leads to not only increased overland flows, but also far more rapid delivery of those flows and the associated pollutants into the receiving environment. Receiving water quality is also affected by increased volumes and flow peaks of stormwater run-off.

WSuD principles can be applied to a range of land uses including residential, commercial and industrial, and to a range of development scales from large-scale greenfield developments to small infill developments.

5WATER


the incorporation of WSuD principles into planning policy and urban design programs and projects is an important opportunity for planners to contribute to improved water management.

Consistent with the urban Stormwater: Best Practice Environmental management Guidelines (CSiRO 1999), the key principles of WSuD from a stormwater management and planning perspective are:

• Protectnaturalsystems–protectand enhance natural water

systems (creeks, rivers, wetlands) withinurbandevelopments;

• Protectwaterquality–improvethe quality of water draining from urban developments into creeks, riversandbayenvironments;

• Integratestormwatertreatmentinto the landscape – use stormwater treatment systems in the landscape by incorporating multiple uses that will provide multiple benefits, such as water quality treatment, wildlife habitat, public open space, recreational and visual amenity for the community;

• Reducerunoffandpeakflows– reduce peak flows from urban development by on site temporary storage measures (with potential for reuse) and minimiseimperviousareas;

• Addvaluewhileminimisingdevelopment costs – minimise the drainage infrastructure cost ofdevelopment;

• Reducepotablewaterdemand– use stormwater as a resource through capture and reuse for non-potable purposes (e.g. toilet flushing, garden irrigation,

laundry).

EcologicAlly SuSTAinABlE dEVEloPmEnT

Water Sensitive Urban Design

Urban Design and Built Form

Urban Water Cycle

Potable Water Wastewater Stormwater

integrated Urban Water Management System

Potable Water Conservation

Wastewater Minimisation

Stormwater Management

– Demand management– Rain/stormwater reuse– Water reuse– Greywater– Reclaimed– Groundwater use– Aquifer storage and recovery

– Demand management– Rain/stormwater reuse– Water reuse– Greywater– Reclaimed– infiltration inflow reduction to

protect groundwater

– Demand management– Stormwater quality improvement– Stormwater quality management– Protect groundwater quality

Protection of Aquatic Ecosystem

Figure 1: Relationship between Water Sensitive urban Design key principles (landcom, 2009)

6

ESD Best Practice Project – WATER WATERthe methods of implementing WSuD include:

• Utilisingwatersavingmeasureswithin and outside domestic, commercial, industrial and institutional premises to minimise requirements for drinking and non-drinkingwatersupplies;

• Storage,treatmentandbeneficialuse of runoff (at building and street level, including stormwater), instead of drainage systemaugmentation;

• Usingvegetationfortreatmentpurposes within water efficient landscaping and to enhance biodiversityandamenity;

• Protectionofwater-relatedenvironmental, recreational and cultural values by minimising the ecological footprint of a project associated with providing water supply, wastewater and stormwaterservices;

• Localisedtreatmentandreusesystems to reduce potable water consumption and minimise environmentally harmful discharges;withrainwater,stormwater, wastewater, groundwater and grey water as alternative sources of water. this can involve the application of these alternative technologies at lot, neighbourhood or district residential scales or for commercial/industrial/high rise developments;

• Provisionofstormwaterorother recycled urban waters to provide environmental water requirements for modified watercourses;

• Flexibleinstitutionalarrangements to cope with increased uncertainty and variability in climate (jSCWSC, 2009).

the introduction of WSuD measures reduces overland flow volumes through increased infiltration and/or soil moisture retention, and also a slowing down of water travelling to the drainage system, resulting in reduction in flow velocities and opportunities for settlement and biological removal of pollutants.

One of the major advantages of WSuD is the ability to incorporate measures that can benefit all components of the urban water cycle. WSuD elements such as demand management, rainwater tanks, aquifer storage and recovery and stormwater/grey water/wastewater reuse can all be useful elements in achieving potable water and wastewater flow reduction objectives (jSCWSC 2009).

Specific objectives are usually focused on the following:

• Substitutionofpotablewatersupply (e.g. irrigation of parks and gardens with harvested stormwater or recycled wastewater, provision of a third pipe recycled water system to industrial users, use of collected rainwater for domestic toilet flushing, external applications, hot water supply (with appropriate controls) and cold watersupplytothelaundry);

• Improvementinwastewaterquality through additional treatment to allow for more beneficialuses;

• Reductioninpotabledemandand reduction in potable water usage;

• Wastewaterreuseandreductionin wastewater discharge.

By defining how, where and when new development occurs, the planning system can play an important supporting role

in promoting Water Sensitive urban Design. it would be desirable, for example, if planning strategies, Development Plans, and development assessment procedures included the principles of WSuD - sustainable, efficient use and reuse of water from a range of sources, incorporating water supply;wastewater,stormwaterandgroundwatermanagement;waterconservation;urbandesignandenvironmental protection.

Water use efficiency planning should be considered at all project stages: planning, design, construction, operation and maintenance. Water efficiency measures are cost effective especially since water charges incur a cost for each litre used. the potential for water savings through efficiency initiatives increases as the volume of water used increases. New and upgraded water use systems should incorporate industry best practice (that is practically and economically feasible). Existing systems should move towards best practice, while acknowledging the constraints of existing infrastructure.

One of the key features of WSuD is the ability to use vegetation as part of the overall landscape aesthetic, thus improving the amenity and overall function of a development, allowing the built environment to ‘integrate’ with the natural fabric.

issues relating to the maintenance and ongoing operation of WSuD elements, and their adoption in constrained or existing urban areas are critical, and need to be considered in the objective setting process, such as:

• Designingformaintenance(e.g.,access pathways, consideration of machinery required, drying areas etc);

7WATER


• Utilityplacement;

• ProvisionofmaintenanceplanswithanyWSUDasset;

• Providingdedicatedservicecorridors within particular elements(e.g.grassedswales);

• Considerationofmultipleusecorridors, wherever possible (e.g., drainage paths aligning with servicelocations);

• Designingforminimumlife-cyclecosts, with specific consideration of regular maintenance and asset renewal.

the objective of assessing the environmentally sustainable aspects of the North Sydney Council Draft Development Control Plan is to ensure that council achieves the best return from the available water in terms of collection, use and disposal.

noRTh SydnEy council STRATEgic ViSion And goAlS

North Sydney Council’s 2020 vision Community Strategic Plan sets a strategic direction for where the community of North Sydney wants to be in the year 2020. North Sydney Council prepared the Plan in partnership with local residents, the business community, other levels of government, educational institutions, non-government community and cultural organisations and neighbouring councils.

the goals under the 2020 vision regarding WSuD are:

Our Living Environment

1.1 Enhance the local natural environment and urban green space

1.1.2.7 Encourage rooftop and hard surface greening

1.2 improve the health and cleanliness of local waterways

1.2.1.1 Capture and remove gross pollutants from stormwater

1.2.1.4 Promote and implement water sensitive urban design

1.3 improve North Sydney’s environmental footprint and encourage the responsible use of natural resources

1.3.1.2 Promote efficient use of water and use of recycled water

1.3.1.8 Ensure that sustainable water management practices are included in all environmental planning and development controls

Our Built Environment

2.1 Ensure the long term sustainability of infrastructure and assets

2.1.1.2 Extend capacity of infrastructure through flexible, multipurpose design and harnessing of existing community infrastructure in new ways

2.1.2.1 Provide and maintain stormwater infrastructure that is consistent with ecologically sustainable development principles

2.2 improve mix of land use and quality development

2.2.3.1 Promote sustainable design in future private and public development

2.2.3.3 Encourage refurbishment of existing buildings for better environmental performance

Our Economic Vitality

3.1 Ensure a vibrant, strong, and sustainable local economy

3.1.1.2 Ensure the design of major infrastructure and public domain contributes to North Sydney’s business needs

3.2 Ensure North Sydney CBD is one of Australia’s largest commercial centres

3.2.1.4 Ensure that decision making in reference to the CBD respects the needs of surrounding residents and the natural environment

Our Social Vitality

4.5 improve community safety and accessibility

4.5.1.4 Regulate urban design to maintain and improve public safety

4.6 Promote affordable housing and accommodation

4.6.1.1 Provide a range of affordable housing and accommodation types, including low cost, emergency and short term housing to suit a changing population

Our Civic Leadership

5.1 lead North Sydney into a sustainable future

5.1.1.1 incorporate Community Strategic Plan directions, goals, objectives and strategies into Council’s Delivery Program and Operational Plans/budgets

5.4 Ensure that the organisation is effective and efficient

5.4.1.1 Ensure relevant Council processes and decisions are accessible

in order to fulfil North Sydney Council’s 2020 vision and the

8

ESD Best Practice Project – WATER WATERproposed 2020 targets, the Water management Plan (2009) was developed in consultation with staff across Council departments, as well as Councillor feedback and 2020 vision community consultation. this Water management Plan assesses current progress towards 2010 Council and community water reduction and water quality improvement targets and identifies potential reduction and improvement actions. Further, Council joined two voluntary water management programs: the Sydney Water Every Drop Counts Business Program and the international Council for local Environmental initiatives (iClEi) Water Campaign which were also incorporated in the Water management Plan.

North Sydney Council developed Stormwater management Plans for middle harbour and Port jackson North catchments in 1999 as directed by the Environment Protection Authority. these plans were also incorporated into the Water management Plan (2009) to reflect a more holistic approach to water management, integrating the management of urban runoff, catchment water quality and water consumption.

North Sydney Council endorsed a community water reduction target in 2001/02 as part of the iClEi Water Campaign program which was later incorporated into the Water management Plan (2009) and 2020 vision. the use of potable or drinking water supplied via the Sydney Water mains system was assessed within this review including water used by households, businesses, educational institutions and other activities within the lGA. From 2001/02 to 2007/08, an 18% reduction in water use from the community baseline occurred, attributable to both the impact of water restrictions imposed in October 2003 and to a wide range of water saving initiatives implemented by Sydney Water in collaboration with North Sydney Council.

Despite the large commercial centres located within the North Sydney lGA, commercial buildings are not high users of water. the largest water consumption is from the residential sector (73%), where garden irrigation, clothes washing and shower water consumption are the highest contributing factors to water use (Kinesis 2009).

under a business as usual scenario, North Sydney community water consumption is expected to increase overtime due to the projected growth in new commercial and retail buildings. Conversely, residential water consumption is predicted to decline slightly, attributed to a small amount of residential development offset by new

residential buildings that will be constructed under BASiX (Building and Sustainability index) which are required to consume 40% less potable water than existing dwellings (Kinesis 2009).

Best practice water conservation principles can be integrated into council planning policies and commitment to water conservation and management incorporated into Development Plan Reviews and amendments. Development Plans should take into account catchment water management plans to ensure an integrated approach.


WATERWAt ER SENSi t i v E uR BAN DE SiGN

S tAGE 1 - R EGul AtO Ry EN v iRO NmEN t

A review of the existing regulatory environment regarding WSuD represents the first key deliverable of the ESD Best Practice Project (Water). it forms a basis for understanding the legal powers available to Council to influence long-term water conservation and stormwater management objectives through new or amended planning provisions. the review of the existing framework provides an understanding of the extent to which Council’s strategic visions and goals can realistically be incorporated into planning mechanisms.

WATER SEnSiTiVE uRBAn dESign - commonWEAlTh

All levels of government recognise that coordinated action is needed to move towards sustainable development, and to stop the widespread degradation of Australia’s natural resources. in 1992, the Australian heads of Government endorsed the National Strategy for Ecologically Sustainable Development. the Strategy sets out the framework for co-operative decision-making in government, and the promotion of ESD principles throughout Australia.

the National Water initiative 2004, or NWi, is Australia’s blueprint for water reform and represents a shared commitment by governments to increase the efficiency of Australia’s water use, leading to greater certainty for investment and productivity, for rural and urban communities, and for the environment. Each state and

territory government is required to prepare an NWi implementation plan.

the NWi represents a shared commitment by governments to increase the efficiency of Australia’s water use, leading to greater certainty for investment and productivity, for rural and urban communities, and for the environment. under the NWi, state governments have made commitments to:

• preparewaterplanswithprovisionfortheenvironment;

• dealwithover-allocatedorstressedwatersystems;

• improvepricingforwaterstorageanddelivery;

• meetandmanageurbanwaterdemands.

the overall objective of the National Water initiative is to achieve a nationally compatible market, regulatory and planning based system of managing surface and groundwater resources for rural and urban use that optimises economic, social and environmental outcomes. this includes environmental management policy settings which facilitate water use efficiency and innovation in urban areas and the recognition of the connectivity between surface and groundwater resources and their management as a single resource.

the NWi recognises the importance of integrated urban planning in the development of water sensitive cities. it includes support for water sensitive urban developments and guidelines for evaluating options for water sensitive urban design.

A number of plans and programs have been developed under the NWi:

• TheNationalUrbanWaterandDesalination Plan helps cities to secure their water supplies and reduce their reliance on rainfall dependent sources by supporting infrastructure projects and research in desalination, water recycling and stormwater harvesting and reuse.

• TheWaterEfficiencyOpportunities Program supports and encourages water efficiency in the commercial and industrial sectors of the community. this program is implemented in NSW primarily through the Sustainability Advantage Program which assists businesses to achieve good environment performance that will reduce risk, lower costs, improve productivity and enhance reputation.

• WaterSmartAustraliaaimedtoaccelerate the development and uptake of smart technologies and practices in water use across Australia. the $1.6 billion program had funding over seven years until 2011 and there are no further funding rounds planned for this program.

• TheWaterEfficiencyLabellingand Standards (WElS) scheme has been in operation for over five years and is now due for mandatory review under the terms of the Water Efficiency labelling and Standards Act 2005. the scheme mandates that specified household water-using products be registered and labelled for their water efficiency.

9

10

ESD Best Practice Project – WATER WATERProducts currently included in the scheme are washing machines, dishwashers, showers, taps, toilets and urinals. Flow controllers are currently included in the scheme on a voluntary basis.

• TheNationalRainwaterandGreywater initiative provided rebates to households and surf lifesaving clubs for rainwater tanks or grey water systems. the Australian Government has announced that it will no longer be providing rebates for rainwater tanks or grey water systems purchased after may 2011.

the Building Code of Australia (BCA) is produced and maintained by the Australian Building Codes Board (ABCB) on behalf of the Australian Government and State and territory Governments. the goal of the BCA is to enable the achievement of nationally consistent, minimum necessary standards of relevant, health, safety (including structural safety and safety from fire), and amenity and sustainability objectives efficiently.

the BCA contains technical provisions for the design and construction of buildings and other structures, covering such matters as structure, fire resistance, access and egress, services and equipment, and energy efficiency as well as certain aspects of health and amenity. the ABCB recently produced the National Construction Code, integrating the BCA and Plumbing Code of Australia into a single document which will address areas of inconsistency and overlap between the two codes. there are no water use or efficiency measures detailed within the National Construction Code however the draft changes for the 2012 edition of the National Construction Code volume One & two - Building Code

of Australia were placed on public exhibition in 2012 and should soon come into force.

WATER SEnSiTiVE uRBAn dESign – STATE (nSW)

the Environmental Planning and Assessment Act 1979 (EP&A Act) and the local Government Act 1993, establish the framework within which planning and local government operate.

the EP&A Act governs the management, development and conservation of natural and artificial resources, for the purpose of promoting the social and economic welfare of the community and a better environment. the Act aims to protect the environment, including the protection and conservation of native animals and plants, including threatened species, populations and ecological communities, and their habitats. in terms of development, the Act promotes ecologically sustainable development and provides increased opportunity for public involvement and participation in environmental planning and assessment.

under the EP&A Act, a State Environmental Planning Policy (SEPP) can be developed to make provision with respect to any matter that, in the opinion of the minister, is of State or regional environmental planning significance. there are number of SEPPs that impact water use and stormwater management within the North Sydney lGA:

State Environmental Planning Policy 65 – Design Quality of Residential Flat Development provides guidance regarding the efficient use of natural resources, energy and water throughout the buildings full life cycle, including aspects such as demolition of existing structures,

recycling of materials, selection of appropriate and sustainable materials, adaptability and reuse of buildings, layouts and built form, passive solar design principles, efficient appliances and mechanical services, soil zones for vegetation and reuse of water. the overall aim of SEPP65 is to improve the design quality of residential flat development in NSW.

State Environmental Planning Policy (Building Sustainability index: BASiX) 2004 ensures homes are designed to use less potable water and be responsible for fewer greenhouse gas emissions by setting energy and water reduction targets for houses and units. BASiX is a sustainable planning measure aiming to deliver equitable and effective water and greenhouse gas reductions across NSW.

BASiX applies to all residential developments throughout NSW with a total estimated cost of works of $50,000 or more. BASiX, overrides provisions of other environmental planning instruments, including lEPs, and development control plans (DCPs) that would otherwise add to, subtract from or modify any obligations arising under the BASiX scheme. however, lEP or DCP provisions can encourage, or offer incentives for, the adoption of measures beyond those required by BASiX.

BASiX provides a means of setting water and greenhouse reduction targets based on the NSW average benchmark. these targets are a 40% reduction in potable water consumption based on the average NSW annual potable water consumption from the residential sector which is equal to 90,340 litres of water per person per year.

11


WATERin NSW, new housing and alterations and additions with a total estimated cost of works of $50,000 or more must have a BASiX Certificate before they can get planning approval. BASiX sets key standards for energy reduction, water use reduction and for thermal comfort. Some of the criteria that lead to the resultant development under BASiX include the orientation of the house and its relationship to the garden. household water-using products registered WElS also form part of the Building Sustainability index (BASiX).

As BASiX does not seek to regulate how stormwater is managed, development control plans are able to contain stormwater related objectives and provisions.

State Environmental Planning Policy (infrastructure) 2007 identifies certain types of development which can be carried out by or on behalf of public authorities. this facilitates the effective delivery of infrastructure across the State through a consistent planning regime for infrastructure and the provision of services, and identifying the environmental assessment category into which different types of infrastructure and services development fall. Of relevance is that water supply systems and stormwater management systems generally can be undertaken by public authorities without consent or as exempt development.

State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, or Codes SEPP, aims to provide streamlined assessment processes for types of development that are of minimal environmental impact that may be carried out without the need for development consent.

Exempt development was introduced in NSW for minor forms of development where, subject to satisfying pre-specified standards, there is no need for planning or construction approval to be obtained. if the development standards are met, the development can be built without needing to be approved by an accredited certifier or local council. Other legislative requirements for approvals, licences, permits and authorities may still apply.

Exempt development typically covers small-scale structures associated with a dwelling such as sheds, pergolas, fences, rainwater tanks and fixed barbecues. While these structures may be considered relatively minor, if not properly controlled they have the potential to impact adversely on neighbours or streetscapes. the standards within the NSW housing Code minimise these impacts, by restricting the size and location of these structures.

Sections within the exempt development code relevant to WSuD include the subdivision dealing with rainwater tanks and water features (Subdivisions 30, 32, 33 and 40) as well as those that increase the impervious area of a site such as balconies, carports, driveways and paving (Subdivision 8, 9, 10, 14, 21, 28 and 39).

the Codes SEPP contains the General housing Code which permits the erection of new single or two storey dwelling houses without the need to lodge a development application as long as a complying development certificate can be obtained.

Section 3.32 – Drainage of the General housing Code contained within the Codes SEPP specifies that:

All stormwater drainage collecting as a result of the erection of, or alterations or additions to, a dwelling house

or ancillary development must be conveyed by a gravity fed or charged system to:

(a) a public drainage system, or

(b) an inter-allotment drainage system, or

(c) an on-site disposal system.

And that:

All stormwater drainage systems within a lot and the connection to a public or an inter-allotment drainage system must:

(a) if an approval is required under section 68 of the Local Government Act 1993, be approved under that Act, or

(b) if an approval is not required under section 68 of the Local Government Act 1993, comply with any requirements for the disposal of stormwater drainage contained in a development control plan that is applicable to the land.

in normal residential development scenarios this means that houses built under the Codes SEPP need to comply with the stormwater disposal requirements set out in the applicable DCP. this offers Council an opportunity to influence the disposal of stormwater from houses built as complying development.

the local Government Act 1993 provides the legal framework for local government operations in New South Wales. it gives local government the ability to provide goods, services and facilities, and to carry out activities, appropriate to the current and future needs of local communities and of the wider public.

the Act requires NSW councils to properly manage, develop, protect, restore, enhance and conserve the environment in a manner that is consistent with and promotes the

12

ESD Best Practice Project – WATER WATERprinciples of ecologically sustainable development including the preparation of planning controls that improve the sustainable management of the urban water cycle.

under the Act, for community land categorised as a watercourse, local government must protect the biodiversity and ecological values of the in-stream environment, particularly in relation to water quality and water flows, and to manage watercourses to protect the riparian environment, particularly in relation to riparian vegetation and habitats and bank stability, and to promote community education, and community access to and use of the watercourse, without compromising the other core objectives of the category.

the Protection of the Environment Operations Act 1997 aims to protect, restore and enhance the quality of the environment in New South Wales, having regard to the need to maintain ecologically sustainable development. it prevents the degradation of the environment by the use of mechanisms that promote pollution prevention and cleaner production, the reduction in the use of materials and the re-use, recovery or recycling of materials and the making of progressive environmental improvements, including the reduction of pollution at source through monitoring and reporting requirements.

the Water management Act 2000 provides for the sustainable and integrated management of the water sources of the State for the benefit of both present and future generations and, in particular:

• toapplytheprinciplesofecologically sustainable development;

• toprotect,enhanceandrestorewater sources, their associated ecosystems, ecological processes and biological diversity and their waterquality;

• torecogniseandfosterthesignificant social and economic benefits to the State that result from the sustainable and efficient use of water.

the Catchment management Authorities Act 2003 establishes authorities for the purpose of devolving operational, investment and decision-making natural resource functions to catchment levels. under this Act, Sydney metropolitan CmA (SmCmA) is the key regional organisation for delivering urban natural resource management in metropolitan Sydney. under the SmCmA, the Catchment Action Plan (CAP) is the guiding document for outcomes in the catchment community and investments in Sydney’s natural resources. it details long term strategic natural resource management strategies and directs investment of public resources in line with community expectations.

the NSW National Water initiative implementation Plan 2006 sets out the actions that NSW has already completed and provides detailed information, for each NWi action, on the tasks and timeframes to complete remaining commitments, and the context within which these actions are being implemented.

under the NWi implementation Plan, the Water Efficiency labelling and Standards (New South Wales) Act 2005 applies the Water Efficiency labelling and Standards Act 2005 of the Commonwealth as a law of this State to provide a uniform Australian approach to the regulation of water efficiency labelling and standards.

While not legislatively part of the planning system, rating tools are increasingly used in the assessment of new developments. the most commonly used and widely understood tools in the NSW system are the National Australian Built Environment Rating System (NABERS) and the Green Star rating tool.

National Australian Built Environmental Rating System (NABERS) was developed by the Australian Government in consultation with industry and stakeholders. it is a national initiative managed by the NSW Office of Environment and heritage. NABERS is a performance-based rating system for existing buildings. NABERS rates a building on the basis of its measured operational impacts on the environment, and provides a simple indication of how well businesses are managing these environmental impacts compared with their peers and neighbours. NABERS ratings are available for offices, hotels, shopping centres and homes.

NABERS Water measures the water consumption of an office building on a scale of zero to six stars, reflecting the performance of the building relative to the market, from very poor performance (zero stars) to market leading performance (six stars). the market average rating is two and a half to three stars.

NABERS Water ratings are only available for whole buildings while NABERS Energy ratings can be applied to individual tenancies.

While there is no commensurate water requirement, recently the Commercial Building Energy Efficiency Disclosure was announced, requiring a NABERS Energy rating to be disclosed when office space of more than 2,000sqm is offered for

13


WATERlease or sale from the 1st November 2011.

Green Star is a comprehensive, national, voluntary environmental rating system that evaluates the environmental design and construction of building and is an initiative of the Green Building Council of Australia (GBCA) with support from industry and some government agencies. Green Star covers a number of categories that assess the environmental impact that is a direct consequence of a projects site selection, design, construction and maintenance. these categories are divided into credits, each addressing an initiative that improves or has the potential to improve environmental performance. Credits for water address reduction of potable water through efficient design of building services, water reuse and substitution with other water sources (specifically rainwater).

Environmental weighting factors are also applied to reflect diverse environmental concerns across the states and territories. the Green Star rating scale ranges from ‘4 Stars’ Best Practice to ‘6 Stars’ World leadership

Green Star ratings are available for the

• designphaseofneworrefurbishedoffices;

• fortheconstructionandprocurement of new or refurbishedoffices;

• fortenantfitouts,andmoreofthe issues involved in commercial offices which the tenant can have controlover;

• theextensionofexistingcommercialoffices;

• forthedesignphaseofneworrefurbished shopping centres as wellasextensions;

• forthedesignandfitoutofcampus style buildings such as schools and universities.

there are three credit points available under the Green Star – Stormwater module. the aim of the module is to encourage and recognise the minimisation of peak stormwater flows and the protection of receiving waters from pollutants. Points are awarded where the post-development peak 1.5 year Average Recurrence interval (ARi) event discharge from the site does not exceed the pre-development peak 1.5 year ARi event discharge and all stormwater discharged from site meets the set pollution reduction targets. Currently, the use of biological treatment systems is generally considered the only method of achieving compliance with the highest level of pollution reduction targets.

An additional three credit points are available under Green Star – Water Course Pollution for developments that minimise stormwater runoff to, and the pollution of, natural watercourses. to gain these credits, the development must not increase peak stormwater flows for rainfall events of up to a 1 in-2 year storm;andallstormwaterleavingthesite, at any time up to a 1 in 20 year storm event, is treated or filtered in accordance with either:

• TheUrbanStormwaterBestPractice Environmental management Guidelines (CSiRO 1999);or

• TheAustralianandNewZealandEnvironment Conservation Council (ANZECC)’s Guidelines for urban Stormwater management.

For potable water reduction, a total of twelve credit points are available within the Green Star Water module

for designs that reduce potable water consumption by building occupants. up to five points are awarded where the predicted potable water consumption for sanitary use within the building has been reduced against a ‘best practice’ benchmark. Additional points are available for designs where potable water consumption of water-based heat rejection systems is significantly reduced;wherewatermetersareinstalled for all major water uses in theproject;andthereisaneffectivemechanism for monitoring water consumption data and designs that provide sufficient temporary storage for a minimum of 80% of the routine fire protection system test water and maintenance drain-downs, for reuse on-site;andwhereeachfloorfittedwith a sprinkler system has isolation valves or shut-off points for floor-by-floor testing.

Of particular relevance in determining the powers available to local councils to achieve ESD objectives through the planning and development approval process has been the broad powers given to private certifiers. Private certifiers are able to issue complying development certificates, construction certificates and occupation certificates thus replacing the traditional certification roles undertaken by Council. Anecdotal evidence from Council’s assessment officers and building surveyors suggests that it is not uncommon for construction certificates to be issued without due consideration for, and compliance with, conditions of consent attached to an applicable development consent. this undermines the use of conditions of consent as a mechanism to overcome a lack of information being provided at DA stage.

14

ESD Best Practice Project – WATER WATEREnERgy uSE/EfficiEncy - locAl (noRTh SydnEy council)

under the EP&A Act local councils are responsible for the development of lEPs which establish land use and broad principles for development, while a DCP typically establishes objectives and targets for issues such as WSuD.

Reviewing Council’s existing planning provisions is important to identify the contribution they are making to achieving 2020 vision goals and objectives.

One of the aims of draft lEP 2012 is to promote ecologically sustainable development. While none of the provisions contained in draft lEP 2012 directly relate to WSuD, the planning framework at the local level, including draft DCP 2012 aims to achieve the broader goals of reduced water consumption and stormwater runoff and the improvement of local waterways.

most development applications require a Statement of Environmental Effects (SEE). the content of SEEs is regulated by the EP&A Regulations and must address the following:

• theenvironmentalimpactsofthedevelopment;

• howtheenvironmentalimpactsof the development have been identified;

• thestepstobetakentoprotectthe environment or to lessen the expected harm to the environment;

• anymattersrequiredtobeindicated by any guidelines issued by the Director-General for the purposes of this clause.

While water demand is not explicitly mentioned, applicants sometimes address water use efficiency in their SEE.

the use of ‘innovative sustainable design to reduce water consumption, and the achievement of sustainability requirements’ is a general objective for the following sections of draft DCP 2012:

• Section1:Residential development (s.1.1.1);

• Section2:Commercial and mixed use development (s.2.1.1);

• Section3:Non-residential development in residential zones (s.3.1.1).

this objective therefore applies to most development in the North Sydney lGA that would form the subject of a development application.

‘Developments minimise stormwater runoff, and encourage recycling where possible’ is also a general objective for Section 2 – Commercial and mixed-use Development.

the matrix at Appendix C shows which objectives and provisions apply to each section of the DCP.

diScuSSion:

• DoestheregulatoryframeworkatCommonwealthandStatelevelsallowscopeforinterventionatthelocalleveltoachievewateruseandwatersensitiveurbandesignobjectives?

Residential development

Water efficiency in dwellings in NSW is regulated by BASiX. Since the introduction of BASiX, environmental

planning instruments (EPis) and development control plans (DCPs) cannot include any further provisions relating to reducing potable water consumption.

however, provisions under EPis and DCPs that are for purposes different to BASiX and aim to address the impacts of stormwater on receiving waters continue to have effect for the design and assessment of new dwellings. it should be noted that while BASiX considerably restricts the use of provisions in EPis and DCPs for new dwellings, WSuD requirements for alterations and additions where a BASiX certificate is not required are necessary and valid.

Stormwater management is often left to construction certificate stage via a condition of consent due to information not being made available at development application stage. the introduction of private certification means that WSuD provisions in DCPs are likely to be ignored or not complied with in full. in the absence of a robust certification process, one potential means of dealing with WSuD is to require all WSuD provisions to be complied with at development application stage. this, however, would require a change in the way applicants and assessment officers currently deal with stormwater at the development application stage and many may consider such a requirement to be unrealistic, especially for small developments.

Non-residential development

No legislation exists at State or Commonwealth level which restricts the ability of local government to regulate the use of water within non-residential developments, or the non-residential component of mixed use developments.

15


WATERAs with residential development, in the absence of a robust certification process, if councils desire control of how WSuD is managed, relevant issues must be addressed earlier in the process at the development application stage.

• IstheLEP/DCPanappropriateplaceforregulationregardingwatersensitiveurbandesign?

there are no mandated State or Commonwealth requirements for WSuD in new non-residential development. there are State requirements for the water efficiency component of residential development under BASiX. it is appropriate that provisions in lEPs and DCPs aim to fill the gap and set WSuD controls for non-residential development and for the stormwater component of WSuD in residential development.

• DoexistingprovisionsmeetCouncil’sgoalsandobjectivesregardingwatersensitiveurbandesign?

A key goal within the 2020 vision Community Strategic Plan Our living Environment is to Improve North Sydney’s environmental footprint and encourage the responsible use of natural resources (CSP 1.3).

it is an open question as to whether existing provisions appropriately encourage a high level of integrated water management involving the appropriate use of all available water sources on the basis that the water is fit for the purpose for which it is to be used.

Residential development

Council has limited legislative capacity to achieve its potable water reduction objectives for the majority of residential development that is assessed and determined by Council and must instead rely on BASiX.

Boarding houses are not subject to BASiX requirements meaning that WSuD DCP provisions should apply. however the review of draft DCP2012 discovered that there are no WSuD provisions for boarding houses within the residential zones. this can be easily rectified by including ‘boarding houses’ in the list provided at s1.1.2 which identifies types of development to which the residential development section applies.

Non-residential development

DDCP 2012 contains water conservation objectives (S2.6.5, S3.5.5) for non-residential developments such as:

• Tominimisewaterusewithinbuildings;

• Toencouragethereuseofpotablewaterandstormwaterrunoff;and

• Tominimisestormwaterrunoff.

these objectives support the 2020 vision Community Strategic Plan by promoting the efficient use of water and use of recycled water (CSP 1.3.1.2)

Section 2 – Commercial and Mixed Use Development refers to the use of NABERS rating systems (S2.6.1) showing that a building and its services must be capable of achieving a minimum 4.5 star rating for commercial and commercial components of buildings. this rating only assesses a building’s performance in terms of its greenhouse gas emissions during its operation, not water consumption for

the building. the NABERS programs currently has a module, NABERS Water capable of measuring the water consumption of an office building on a scale of zero to six stars, reflecting the performance of the building relative to the market, from very poor performance (zero stars) to market leading performance (six stars).

For large-scale commercial properties that are greater than 5000m² in size, water consumption is addressed under S2.6.1 requirement of a minimum 5 star rating under the Green Building Council of Australia’s Green Star – Office rating tool. there is no reference to an external rating tool such as GBCA or NABERS within the water components of S2.6.5 or S3.5.5.

the review of draft DCP2012 provisions (Appendix B) found that, other than the Green Star requirement for office buildings over 5000m² in size, there is little application of thresholds according to use, size or cost. this means that almost all DCP provisions should be considered for almost all development types, development sizes and development costs. this complexity and the sheer number of potentially relevant provisions may have resulted in provisions being overlooked by developers and assessment officers. this situation would indicate that the current structure and application of WSuD provisions within draft DCP2012 is resulting in Council’s WSuD objectives not being met.

if properly implemented, Council’s current provisions for large developments, which rely on Green Star rating systems for regulation of water efficiency and stormwater management in commercial buildings, are quite ambitious and

16

ESD Best Practice Project – WATER WATERhave the potential to meet Council’s strategic objectives regarding water. however, the use of Green Star raises a number of issues, including:

1. A potential disjuncture between the use of rating tools and the development assessment process;

2. A lack of certainty that what is approved will reflect actual outcomes;

3. A lack of certainty regarding WSuD performance under the GreenStartool;

4. A potential lack of transparency andaccountability;and

5. Potential duplication of other DCP provisions related to WSuD.

these issues are addressed in turn:

1. A disjuncture between the use of rating tools and the development assessment process - A fundamental problem is that Green Star ratings are rarely obtained prior to DA approval as developers are usually not prepared to spend the time and money submitting an application for a Green Star rating unless a development consent has been issued. under draft DCP2012 applicants must demonstrate that the development can achieve a minimum 5 star Green Star rating. however, given the complex and rigorous Green Star assessment process it is near impossible to determine whether a development can achieve a certain rating before the rating is actually awarded by the GBCA. While the commitment agreement associated with NABERS Energy aims to align the use of that rating tool with the development assessment process, no such mechanism is available under NABERS Water or Green Star.

the alignment of rating tool systems with the development application process is an ongoing challenge for the green building industry and consent authorities. it is currently difficult for a consent authority to be certain that a rating obtained at DA or CC stage will reflect the actual ongoing performance of the development ‘as built’. the planning system is not designed to deal with such uncertainty at DA stage. having said that, in most circumstances should a developer wish to change elements of an approved design that will materially affect the original approval then such changes would likely be captured by the s96 amended approval process. Ongoing dialogue between the green building industry and consent authorities is required to better align the two processes.

2. A lack of certainty that what is approved will reflect actual outcomes – the Green Star – Office rating tool assesses the ‘design’ of a building. this means that DA and CC approval is given on the basis that the final development will be ‘capable’ of achieving the nominated rating. little certainty is able to be obtained at DA approval stage that the required Green Star rating will actually be achieved. this means that a Green Star rating based on design may not end up reflecting what is actually built. the DA assessment system provides no teeth to enforce compliance if the required rating is not achieved.

3. A lack of certainty regarding WSuD under the Green Star tool - under the Green Star tool ‘water’ is only one criterion among many used to assess the sustainability of buildings. under this system, poor WSuD performance may be off-set by high scores in other categories thus allowing an overall

score of 5 stars. Perhaps not until an audit of ‘as-built’ water use and stormwater management for Green Star rated buildings is undertaken, will Council know whether mandating 5 stars for large commercial buildings is having the desired effect regarding WSuD.

4. A potential lack of transparency and accountability - the outsourcing of regulation to a third party, such as the GBCA who administers the Green Star rating tools, raises question of transparency and accountability. For example, the GBCA can change assessable criteria and weightings without adhering to public consultation procedures or obtaining the agreement of the consent authority.

this concern is tempered somewhat by the fact that the Green Star tool is subject to regular peer evaluation, with all credits within the tool being reviewed by industry experts. Assuming this process is objective and sufficiently rigorous, the tool will hopefully remain relevant and credible.

Of further note is the increasing number of local government authorities who are joining the Green Building Council of Australia. Once a member, a Council is able to take part in the Green Star review process. North Sydney Council became a member of the GBCA in january 2012.

5. Potential duplication of other DCP provisions related to WSuD – As all new developments should, in theory, comply with all relevant DCP provisions, those that have a gross floor area greater than 5000m² will be subject to two assessments: AssessmentagainstDCPprovisions;and assessment using the Green Star tool. this potentially results in duplication of WSuD assessments.

17


WATERCouncil assets

the draft lEP and draft DCP does not differentiate between private development and development undertaken by Council. it is therefore assumed that Council is required to comply with relevant provisions as any other developer. Whether this actually occurs is a matter for further investigation, the outcome of which may be a dedicated corporate policy or draft DCP section relating to Council developments.

Existing development

WSuD within existing buildings cannot be regulated via the lEP/DCP. the performance of existing buildings must be addressed through mechanisms separate to the planning system. For example, through business based programs, retrofitting initiatives, procurement programs and mandatory disclosure of water ratings.

18

ESD Best Practice Project – WATER WATERWAt ER SENSi t i v E uR BAN DE SiGN

S tAGE 2 – BE S t PR AC t iCE lO C Al Au t h O R i t y iN i t iAt i v E S

this section explores how other local authorities have incorporated WSuD objectives into planning documents. this is done to identify best practice planning provisions and processes. it is likely that examples of best practice from NSW will be most readily applied in North Sydney as they operate under the same legislative framework. Examples from other Australian States and territories are also relevant, as typically they utilise the same technical assessment systems, such as the BCA, NABERS and Green Star. Overseas examples are also included if considered relevant or if it is considered that they exhibit a different approach to that pursued in Australian jurisdictions that are perhaps a forerunner for future efforts to facilitate water sensitive buildings in Australia.

locAl AuThoRiTy iniTiATiVES in WSud - AuSTRAliA

Australian cities have traditionally sourced their water from surface water, in most cases stored in large reservoirs. these have delivered a reliable and low cost source of water. New sources are often expensive, often involving transporting water long distances or processes such as recycling or desalination. Strategies to address the balance of water supply and demand vary across the Australian states. Some, such as Western Australia, are adopting systemaugmentation;whileothers,including victoria, are promoting demand management.

Appendix A lists policies from other Australian jurisdictions that utilise innovative or robust regulation of water use and stormwater management. the policies mainly relate to non-residential development due to the degree of scope identified in Stage 1. the policies are also mainly contained in planning documents and are enforced through the development assessment and approval process.

A number of local authorities achieve reductions in mains water demand by requiring water efficient fittings and fixtures for all non-residential development. these development control plans require the installation of products tested under the national mandatory water efficiency labelling scheme (WElS) covering showerheads, washing machines, dishwashers and toilets. these requirements include:

• Anyappliancesinstalledaspart of a development or as a replacement that are regulated for water efficiency under the Water Efficiency labelling and Standards (WElS) Scheme must obtain a minimum WElS rating of 4.5 stars.

• Whereneworreplacementfittings are required:

o shower heads shall be at least WELS3starrated;

o dual flush toilets shall be at least WELS4starrated;

o all taps ( other than bath outlets and garden taps) shall be at leastWELS4starrated;

o bathroom and kitchen taps shall befittedwithaerators;

o 4 star WElS rated toilets (4.5lt/3lt dual flush).

the City of Sydney future-proof these provisions by wording the clause to read “All new fittings and fixtures for amenities in all non-residential development, the public domain, and public and private parks are to be installed to the highest Water Efficiency labelling Scheme (WElS) star rating available at the time of development”.

Rainwater tanks are a versatile WSuD measure. they can offset potable water demand and decrease stormwater flows and volumes, which improve water quality downstream. they allow the development of the resource potential of stormwater and waste water to supply a range of water uses presently met by potable water supply. Rainwater tanks also develop the resource potential of stormwater to reduce the cost of drainage, waste water and potable water infrastructure.

For all commercial and industrial developments, Strathfield Council requires the installation of rainwater tanks that have a minimum capacity of 1,000 litres for every 10m² in ground floor area. the tank must have sufficient capacity and be connected so as to supplement water for the following services on the site:

• toiletflushing;

• laundry;

• gardenirrigation;and

19


WATER• externalwashing(cars,pavedareas,etc).

All development in the Newcastle local government area where impervious area is created that is not subject to BASiX must install a rain water tank with a minimum capacity of 3,000 litres in order to reduce mains water demand and to assist in minimising stormwater discharge from the site. the tank water must be used to supply all toilet cisterns and washing machine taps. the water should also be used for garden watering.

in Ku-Ring-Gai Council, land used exclusively for recreational purposes, whether passive or active recreation, with buildings erected on the land, where the land is primarily permeable and landscaped must have at least one rainwater tank to capture all roof water from the building(s) on the property. minimum tank volume must be 2000l for every five toilets or part thereof in any building erected. Water can also be used for watering open space areas, as determined by Council.

in commercial, mixed use, industrial and sub-division development within Strathfield Council, water use within public open space (for uses such as irrigation, pools, water features etc.) should be supplied from sources other than potable mains water to meet 80% water use demand. Strathfield Council also encourages the use of alternative water sources for cooling towers where practical and the monitoring of water consumption of the cooling tower using a water meter.

Several local authorities such as City of Sydney, City of Wollongong and City of Canada Bay have similar stormwater quality requirements for post-development pollutant loads for total gross pollutant (greater than 5mm);TotalSuspendedSolids;TotalPhosphorusandtotal Nitrogen. these figures are similar to the landcom industry baseline performance targets (see below) but are not robust enough to satisfy commonly accepted water quality targets such as those utilised by landcom or the Green Star rating tool.

Council’s with specific water quality objectives also tend to have water quantity objectives to ensure that disturbance to natural stream systems is minimised, and stormwater discharge to surface and underground receiving waters, both during construction and in developed catchments, does not degrade the quality of water in the receiving waterways.

this is typically controlled with onsite detention requirements where the peak flow volumes of a rainfall event, typically a rainfall event with 3 month average

recurrence interval, volume is captured and released at a controlled rate over a 1 to 3 day period. Rainwater tanks, plumbed into toilets and laundry areas, and having the top portion as active storage for slow (trickle) release are common. For rainfall events with a greater than 3 month average recurrence interval, typically 5 years to 100years, the reduction of peak flows must be to pre-development levels.

All development in the Newcastle local Government Area where impervious area is created that is not subject to BASiX must make onsite stormwater storage provision dependant on size of sites with particular impervious area coverage. Sites must intercept and store 12mm of rainfall from a minimum of 90% of the impervious area of the site. the rainfall storage requirement is linearly interpolated between 12 and 25mm for sites between 50% and 100% of the impervious area of the site.

A number of council’s require the use of existing building rating schemes. in lake macquarie, developments over 4,000m2 gross floor area or more must achieve a minimum 4 Star rating under Green Buildings Council or a 4.5 Star rating by NABERS for energy efficiency, thermal performance, and waste management. Within the macquarie Park locality within the City of Ryde, developments must achieve a minimum 4 star Green Star rating. Developments that achieve greater than 4 stars are offered incremental increases in floor space ratios. Within the City of Sydney, new commercial office buildings and commercial redevelopments with a net lettable area of 1000 square metres or more must achieve a minimum rating of 4.0 stars under the Green Star Office Design tool and Green Star Office As Built tool and achieve a NABERS rating of 4.5 stars for the base building, or for the whole building where there is to be one tenant to occupy the whole building.

While not technically a local planning authority, landcom has developed a WSuD policy as part of its corporate Sustainability Strategy to specifically address sustainable and integrated urban water cycle management in all its mainly greenfield developments, and address the impacts of urban development.

in the policy, landcom acknowledges the water conservation targets set by BASiX, and has incorporated these targets into all of its developments. landcom acknowledge that baseline water conservation targets are easily attainable thanks to recent advances in water conservation technology and the increased availability of reticulated recycled water. the performance targets set

20

ESD Best Practice Project – WATER WATERwithin the policy represent a better water conservation outcome and are provided for developments striving to meet sustainability outcomes. landcom also include ‘stretch targets’ for water conservation to represent

the best outcome attainable in appropriately planned developments. Developers are encouraged to meet stretch targets.

oBjEcTiVE BASElinE And PERfoRmAncE TARgET

STRETch TARgET

1 WSUD Strategy (a) 100% of projects to have project-specific WSuD strategies.

2 Water Conservation

Combination of water efficiency and reuse options – % reduction on base case.

(a) Single dwelling, no reticulated supply available: Baseline 40% Performance 50+% Stretch 65%

(b) Single dwelling, reticulated supply available: Baseline 50% Performance 65% Stretch 75+%

(c) Apartment, no reticulated supply available: Baseline 40% Performance 50% Stretch 60%

3 Pollution Control

(a) 45% reduction in the mean annual load of total Nitrogen (tN)

(b) 65% reduction in the mean annual load of total Phosphorus (tP)

(c) 85% reduction in the mean annual load of total Suspended Solids (tSS)

(a) 65% reduction in the mean annual load of total Nitrogen (tN)

(b) 85% reduction in the mean annual load of total Phosphorus (tP)

(c) 90% reduction in the mean annual load of total Suspended Solids (tSS)

4 Flow Managementmaintain 1.5 year ARi peak discharge to pre-development magnitude Stream Erosion index = 2.0

maintain 1.5 year ARi peak discharge to pre-development magnitude Stream Erosion index = 1.0

Figure 2: minimum performance and stretch targets (landcom, 2009)

the stretch targets reflect the stormwater outcomes considered necessary to protect the receiving environment from the impact of urban development (i.e. achieve sustainable development that maintains environmental values). they are included to demonstrate the gap between environmental objectives and the extent to which those objectives can be met by ‘best practice’ water sensitive urban design, and encourage the attainment of outcomes beyond the standard targets, where practicable.

locAl AuThoRiTy iniTiATiVES in WSud - oVERSEAS

Appendix B lists policies and policy approaches used in overseas jurisdictions that are generally seen as being at the forefront of regulation regarding water use and stormwater management. the policies are generally contained in planning documents and enforced through the development assessment and approval process.

Portland, Oregon, USA

the City of Portland, Oregon, is required by state and federal government, through its municipal Separate Storm Sewer System (mS4) Permit and its underground injection Control (uiC) Permit, to reduce stormwater pollution, protect groundwater, and develop and manage programs that respond to water quality requirements.

the City of Portland receives an average annual 37 inches of rain creating about 20 billion gallons of stormwater runoff per year. Portland’s approach is to manage

21


WATERstormwater where rain falls with facilities that function like natural systems.

All development and redevelopment proposals are subject to the requirements of the Stormwater management manual through the development application and permit processes. the thresholds for residential and non-residential developments that are subject to the requirements are:

• Propertiesthatproposenewoffsite discharges or new connections to the public system are required to comply with stormwater requirements for the impervious area draining to the dischargepoint;and

• Projectsthatdeveloporredevelopover 500 square feet (46m2) of impervious surfaces.

Portland’s Stormwater management manual, in conjunction with city code, establishes green designs through which significant new developments and redevelopments must:

• Remove70percentoftotalsuspended solids (tSS) from runoff generated by a design storm up to and including 0.83 inches (22mm) of rainfall over a 24-hourperiod;

• Usesurfaceretentionfacilities“tothemaximumextentpracticable”;

• Provideon-siteinfiltration“tothemaximumextentpracticable”;

• Ensurethaton-siteflowcontrolissufficient to maintain peak flows at their pre-development levels for the 2-year, 5-year, and 10-year runoff events.

City of Portland has a Green Streets Policy (2007) that promotes and incorporates the use of green street facilities in public and private

development. Redevelopment projects in the right-of-way zones must incorporate green street facilities or pay into a “% for Green Street” fund of 1% of the construction costs for the project.

A Green Street handles stormwater on site through use of vegetated facilities which provides water quality benefits and replenishes groundwater (for infiltration facilities) as well as creating attractive streetscapes that enhance neighbourhood liveability by enhancing the pedestrian environment and introducing park-like elements into neighbourhoods which contribute environmental benefits such as reduced summer air temperatures, reductions in global warming through carbon sequestration, air pollution screening, and wildlife habitat corridors.

under the Clean River Rewards Program (2006), residential and commercial properties in the City of Portland, are eligible for a maximum 35% discount on their municipal stormwater fee for qualifying green roofs, infiltration trenches and other stormwater management devices. For residential properties, the discount applies to devices that manage stormwaterrunofffromroofsonly;forcommercial properties the discount applies to stormwater runoff from roofs and paved areas.

Chicago, Illinois, USA

the Chicago Green homes Program (CGhP) is a voluntary certification program for Chicago homeowners, residential builders, and developers looking to incorporate sustainable design into their residential building. homes enrolled in the CGhP are eligible for expedited development applications and construction permits as well as discounted

consultant fees. the CGhP provides a flexible framework for innovative construction, while contributing to environmental awareness and sustainable living throughout the City.

CGhP points are available for developments that:

• Reduceasite’soverallnetimperviousness - Design the site to maintain natural hydrological cycles by promoting infiltration on site. Specify green roofs, rain gardens, pervious paving, or other materials or systems that minimize the amount of impervious surface in order to reduce the rate and quantityofstormwaterrunoff;

• Constructsitestormwatertreatment systems to remove 80% of the average annual post-development total suspended solids based on the average annual loadings from all storms less than or equal to the 2-year/24-hour storm. Stormwater management strategies that infiltrate 100% of the stormwater runoff on site from a 2-year/24 hour storm are assumed to remove 100% of total suspended solids;

• Installstormwatertreatmentsystems such as filtration basins, rain gardens, vegetated filter strips, or grass swales to treat stormwater volumes leaving the site;

• Installraingardenstoreducestormwater runoff - the vegetated area provided must receive runoff from adjacent impervious surfaces. this includes use of parking lot islands as rain gardens to aid in runoff pollutant removal andrunoffvolumereduction;

• Usepermeablematerialsforatleast 40% of driveways, patios, and walkways. typical permeable

22

ESD Best Practice Project – WATER WATERpaving materials include porous concrete, porous asphalt, and permeableunitpavers;

• Provideagreenroofon10-50%of the total roof area (including garage roofs).

Seattle, Washington, USA

the Green Factor, under the Seattle municipal Code, is a landscape requirement designed to increase the quantity and quality of planted areas in Seattle while allowing flexibility for developers and designers to meet development standards. it currently applies to new development in commercial and neighbourhood commercial zones and multifamily residential zones.

Development applicants in affected zones must demonstrate that their projects meet the Green Factor by using the Green Factor Score Sheet. the scoring system is designed to encourage larger plants, permeable paving, green roofs, vegetated walls, preservation of existing trees, and layering of vegetation along streets and other areas visible to the public. Additional credits are provided for food cultivation, native and drought-tolerant plants, and rainwater harvesting.

in addition to Green Factor requirements, under Seattle’s Stormwater manual vol. 3 technical Requirements manual (2009), all single-family residential projects and all other projects with 7,000 square feet (650m2) or more of land disturbing activity or 2,000 square feet (185m2) or more of new plus replaced impervious surface must implement green stormwater infrastructure to infiltrate, disperse, and retain drainage water onsite to

the maximum extent feasible without causing flooding, landslide, or erosion impacts.

New York City, New York, USA

the NyC Green infrastructure Plan introduces stormwater performance standards aimed at reducing combined sewer overflows into surrounding waterways by 40% by 2030. the NyC Green infrastructure Plan estimates that over the next 20 years a reduction in water use and managing the first inch of runoff from 10% of the impervious surface area in combined sewer watersheds through source controls will reduce combined sewer overflows by 3.8 billion gallons per year (14.38 billion litres per year).

under the Rules of New york City state, stormwater must be not be released at a rate greater than 0.25 cfs (425l/min) for developments with increased impervious surfaces (New york City, 2012).

the stormwater performance standard applies to new development and alterations on medium to large size lots. Proposed redevelopments that increase impervious surfaces or building footprints by less than 20% are exempt from the stormwater performance standard unless an additional sewer connection is proposed. Smaller development sites generally do not generate runoff in excess of 0.25 cfs and, therefore, are expected to comply with current requirements. the standards also state that landowners and their successors must properly maintain on-site stormwater management systems, file a deed restriction, and submit triennial certification of proper operation.

under the Guidelines for the Design and Construction of Stormwater management Systems (2012), there are six types of stormwater source controls used for compliance with the stormwater performance standard. these systems are very adaptable to different site plans, building configurations, and surface and subsurface conditions.

Subsurface Systems:

• Storagevaultsortanks,canbe constructed from pre-cast concrete structures. if built without a bottom slab, a vault systemcanpromoteinfiltration;

• Gravelbedsareexcavatedareasfilled with uniformly-graded gravel. the void space within the gravel is used to detain water. these systems can also promote infiltration;

• Perforatedpipesuseacombination of pipe storage and gravel storage to provide detention and promote infiltration;

• Stormwaterchambersarecommercially available in a variety of shapes and sizes. these structures detain stormwater within the chamber and gravel surrounding each chamber for structural support. these open-bottom systems also promote infiltration.

Rooftop Systems:

• Blueroofs,alsoknownascontrolled flow roof drain systems, provide temporary ponding on a rooftop surface and slowly release the ponded water through roof drains. Blue roofs have weirs at the roofdraininletstorestrictflow;

23


WATER• Greenroofsconsistofavegetative

layer that grows in a specially-designed soil that may sit above a drainage layer. Green roofs detain stormwater in the void space of the soil media and retain stormwater through vegetative uptake and evapotranspiration.

Similar to other jurisdictions in Australia, the New york City Plumbing Code (2010) prohibits the use of potable water for most once-through coolingsystems;requiresalarmsand sub-meters to detect water leaks and monitor usage on water equipment;andsetsmaximumwaterconsumption flow rate or quantity for certain plumbing fixtures including the installation of dual-flush toilets.

the Rules of the City of New york (title 43 Chapter 10, 2005) also requires construction directly managed by city agencies as well as projects managed by non-city entities, such as cultural organisations, state agencies and private developers, that receive a certain amount of city funding to achieve a minimum 20% to 30% potable water use reduction below the standards of the u.S. Environmental Protection Agency Energy Policy Act (1992). in addition, a minimum Silver rating under the uS Green Building Council’s leadership in Energy and Environmental Design (lEED) rating systems program is required.

Singapore, Singapore

Singapore utilises incentives to achieve ESD in all types of development. An increase in gross floor area of 1-2 % above master plan gross plot ratios is available to developments that achieve Green mark certification of Gold Plus or Platinum.

under the urban Redevelopment Authority (2009), buildings that achieve Gm Platinum can qualify for up to 2% additional GFA (subject to a cap of 5,000sqm) while those achieving Gm Gold Plus can qualify for up to 1% additional GFA (subject to a cap of 2,500sqm). A non-compliance fee applies to developments that fail to achieve the targeted Green mark rating. the non-compliance fee is used to fund other Green mark developments.

Copenhagen, Demark

the City of Copenhagen Climate Plan 2009 aims to ensure that the city is ready for the weather anticipated from climate change including additional green areas, pocket parks, green roofs and green walls all of which slow rainfall run-off, thus reducing the risk of flooding. it requires all new development with roof pitch less than a 30° and the refurbishment of older roofs to have green roof systems that meet at least two of the following effects:

• Absorb50-80%oftheprecipitationthatfallsontheroof;

• Provideinsulatingeffectandreducesreflection;

• Helptomakethecitygreenerandcounteracts rising temperatures in thecity;

• Contributetoavisualaestheticina way that has a positive effect on qualityoflife;

• Doubletheroofinglifespanasitisprotected against uv rays.

London, England

the london Plan (2011) sets expectations for all major developments to incorporate living roofs and walls, where feasible. it is

expected that this will include roof and wall planting that delivers as many of these objectives as possible:

• adaptationtoclimatechange(i.e.aidingcooling);

• sustainableurbandrainage;

• mitigationofclimatechange(i.e.aidingenergyefficiency);

• enhancementofbiodiversity;

• accessibleroofspace;

• improvementstoappearanceandresilienceofthebuilding;and

• growingfood.

the plan encourages boroughs to require green roofs in smaller developments and extensions where the opportunity arises via planning documents. Development proposals are encouraged to integrate green infrastructure from the beginning of the design process to contribute to urban greening, including the public realm. Elements that can contribute to this include tree planting, green roofs and walls, and soft landscaping. major development proposals within the Central Activities Zone should demonstrate how green infrastructure has been incorporated.

the City of london Corporation’s Climate Adaptation Strategy (2007) details a number of strategies that the City could put in place for it’s own developments such as:

• Sustainabledrainagesystems,green roofs or green walls on City of london Corporation-owned car parks and buildings when they are refurbishedorreplaced;

• Additionaltemporaryfloodwater storage in City of london Corporation-owned large open spaces,suchasHampsteadHeath;

• Rainwaterharvestingsystemsforinstallation on roofs of Network Rail,DLRandtubestations;

24

ESD Best Practice Project – WATER WATER• Rainwaterharvestingsystemsinstalledonmarket

buildings and within gardens and large open spaces. the harvested water could be used for cleaning, toilet flushing and irrigation.

City of london Corporation local Development Framework - Core Strategy (2011) has a risk-based approach to flood risk, by such means as avoiding inappropriate development in flood risk areas, minimising water use to reduce demands on the combined surface water and sewerage network and minimising run-off from new development onto adjacent and other downstream property, and into the river systems through the use of suitable WSuD measures.

the City of london Corporation requires surface water arising from a developed site to, as far as is practicable, be managed in a sustainable manner to mimic the surface water flows arising from the site prior to the proposed development, while reducing the flood risk to the site itself and elsewhere, taking climate change into account. the range of sustainable approaches to surface water drainage management options include:

• sourcecontrolmeasuresincludingrainwaterrecyclinganddrainage;

• infiltrationdevicestoallowwatertosoakintotheground, that can include individual soakaways and communalfacilities;

• filterstripsandswales,whicharevegetatedfeaturesthat hold and drain water downhill mimicking natural drainagepatterns;

• filterdrainsandporouspavementstoallowrainwaterand run-off to infiltrate into permeable material below groundandprovidestorageifneeded;and

• basinsandpondstoholdexcesswaterafterrainandallow controlled discharge that avoids flooding.

the surface water drainage arrangements for any development site should be such that the volumes and peak flow rates of surface water leaving a developed site are no greater than the rates prior to the proposed development, unless specific off-site arrangements are made and result in the same net effect.

Toronto, Ontario, Canada

the City of toronto’s formal involvement in green roofs is rooted in the recommendations of the Environmental

Plan (2001). the Plan was the first to formally identify the need for a strategy to encourage green roofs and rooftop gardens. the Natural Environment policy within the City’s new Official Plan further supports green roofs calling for “the development of innovative green spaces such as green roofs, and designs that will reduce the urban heat island effect.”

the Wet Weather Flow management master Plan (City of toronto, 2000) examined ways to improve the water quality of local rivers and lake Ontario by strengthening mechanisms to prevent and reduce stormwater runoff. Green roofs are put forward as best practice.

toronto, via municipal Code Chapter 492 Green Roof toronto - Green Roof Construction Standard (2009), is the first City in North America to have a bylaw to require and govern the construction of green roofs on new development.

the bylaw applies to new building permit applications for residential, commercial and institutional development made after january 31, 2010 and to new industrial development as of April 30, 2012.

the bylaw requires green roofs on new commercial, institutional and residential development with a minimum Gross Floor Area of 2,000m2 as of january 31, 2010. As of April 30, 2012, the bylaw requires compliance for new industrial development.

the green roof coverage requirement is graduated, depending on the size of the building.

* Note: Residential buildings less than 6 storeys or 20m in height are exempt from being required to have a green roof.

** the available roof space of the building excludes any areasdesignatedforrenewableenergydevices;privateterraces or outdoor amenity space up to two square metres per residential unit.

Gross Floor Area *Coverage of Available Roof Space **

2,000 - 4,999 m2 20%

5,000 - 9,999 m2 30%

10,000 - 14,999 m2 40%

15,000 - 19,999 m2 50%

20,000 m2 or greater 60%

25


WATERin toronto, developers who are unable to provide the required green roof coverage, are required to pay cash in lieu of construction of a green roof for the reduced area based on the average actual cost of construction of a green roof (approx. $200.00/m2). All of the funds collected as cash in lieu of construction of a green roof are directed to the Eco-Roof incentive Program of the City for the provision of green roofs on existing buildings.

the Eco-Roof incentive Program provides $50 / square metre, up to a maximum of $100,000, to fund green roof projects on:

• existingcommercial,industrialandinstitutionalbuildings;

• newindustrialbuildingswithagrossfloorareaof2,000m2orgreater;

• newinstitutionalorcommercialbuildingswithagrossfloor area of less than of 2,000 m2.

to be eligible for the Eco-Roof incentive Program, a green roof must have a continuous coverage of growing media, measuring at least 50% of the ground floor area of the building and be designed and constructed in conformance with the requirements of the toronto Green Roof Construction Standard. Priority is given in the selection process to buildings in areas where urban heat island and stormwater management issues are of particular concern. Green roof projects that are already complete are not eligible for funding.

diScuSSion:

• HowhavelocalauthoritiesinNSW,otherStatesandTerritoriesandoverseasincorporatedenergyuseobjectivesintoplanningprocesses?

in Australia, local authorities have incorporated WSuD into the planning process using a number of mechanisms. Where possible, WSuD principles are applied to all developments unless there are particular circumstances that mitigate against it. the most commonly applied WSuD related provisions within DCPs focus on:

• Watersupply:

oDemandreduction;

oPotablewatersubstitution;

o Reuse and recycling.

• Waterquality:

o Reduce pollutant loads.

• Waterquantity:

oDuration;

oPeakflows;

oVolume;

o Frequency.

An important concept of water supply provisions associated with WSuD is ‘fit for purpose’. Not all water used in a development needs to be potable quality. DCP provisions relating to water supply are usually focused on the following:

• Reductioninpotablewaterdemand.Forexample,water use within public open space (such as irrigation, swimming pools and water features) should be supplied from sources other than potable mains watertomeet80%ofwaterusedemand;allnewand replacement water efficient fittings and fixtures for amenities in all non-residential development, the public domain and public and private parks are to be installed to the highest Water Efficiency labelling Scheme (WElS) star rating at the time of development.

• Substitutionofpotablewatersupply.Forexample,irrigation of parks and gardens with harvested stormwater or recycled wastewater, provision of a third pipe recycled water system to industrial users, use of collected rainwater for domestic toilet flushing, laundry, irrigation and cooling towers in larger developments.

• ReuseandRecycling.Forexample,wherecoolingtowers are used, they are to be connected to a recirculatingcoolingwaterloop;tobeconnectedtoaconductivity meter so the blow down or bleed off can be automated based on conductivity to ensure that the water is being re-circulated an optimum number of times before being discharged to sewer.

A number of local authorities have a performance-based approach to stormwater management planning provisions with stormwater post-development pollutant load reduction targets including the City of melbourne, City of Sydney and Parramatta City Council. Compliance with water quality parameters including suspended solids, nitrogen, phosphorus and litter can be assessed using commonly applied and accepted software tools such as muSiC (model for urban Stormwater improvement Conceptualisation) for stormwater quality. Applicants must

26

ESD Best Practice Project – WATER WATERprovide a WSuD response, which is assessed against the objectives and requirements of the DCP.

When urban development occurs in an area that was previously dominated by vegetation, increases in both hard surfaces, and the efficiency of the drainage system are usually the result. this leads to not only increased flows, but also far more rapid delivery of those flows and the associated pollutants into the receiving environment. Specific water quantity objectives may relate to the following:

• Ensuringthatpeakrunoffflowsdo not exceed those of the pre-existingconditionofthesite;

• Providinginfiltrationtoensuremaintenance of groundwater systems;

• Ensuringthatthefrequencyof flows from the developed site (which can be significantly increased due to the greater proportion of effectively, or directly connected, impervious area) is similar or equivalent to that of the undeveloped case.

Example provisions which apply to development to address water quantity objectives include:

• Onsitestormwaterstorage.Forexample, capture and store 12-25mm of rainfall from a minimum of 90% of the impervious area of thesite;

• Limitthepost-developmentpeak1 yr Average Recurrence interval event discharge to the receiving waterway to the pre-development condition.

A number of council’s require the use of existing building rating schemes. For example, in lake macquarie, developments over

4,000m2 gross floor area must achieve a minimum 4 Star rating under Green Buildings Council or a 4.5 Star rating by NABERS for energy efficiency, thermal performance, and waste management. the macquarie Park locality within the City of Ryde, developments must achieve a minimum 4 star rating under the Green Star rating scheme. Developments that achieve greater than 4 star rating are offered incremental increases in floor space ratios. Within the City of Sydney, new commercial office buildings and commercial redevelopments with a net lettable area of 1000 square metres or more must achieve a minimum rating of 4.0 stars under the Green Star Office Design tool and Green Star Office As Built tool and achieve a NABERS rating of 4.5 stars for the base building, or for the whole building where there is to be one tenant to occupy the whole building.

For residential developments, economic incentives are generally not considered as part of the development process. Economic incentives are useful tools for encouraging property owners to make physical and permanent changes to their property. in overseas jurisdictions a one-off economic incentive for certain WSuD applications such as rainwater tanks, rain gardens and onsite infiltration tanks are utilised because property owner’s actions reduce the size and cost of future facilities needed for the stormwater system, reducing rate increases for all ratepayers citywide. in Australia, rainwater tank rebates have been offered by federal, state and local governments. these rebates are typically for existing residential dwellings or education facilities, with the rebates determined by both the size of the rainwater tank and uses for

the captured rainwater (laundry and/or toilets and/or hot water). Other NSW Government rebates include WaterFix, subsidised water saving devices and toilet Replacement Service for single flush toilets.

internationally, incentives are frequently documented in city planning schemes and are often linked with existing building rating schemes, such as lEED (uSA) and Green mark (Singapore). typical incentives include additional density orfloorarea‘bonuses’;expeditedorpriority development application processing;andreductionsorwaivers for development application processing fees. Also, reductions in rates are often available for developments that incorporate WSuD due to the reduced reliance on downstream infrastructure. Similarly some jurisdictions charge additional fees when WSuD is not, or cannot, be provided on-site. the funds raised are usually spent on WSuD schemes off-site or WSuD grants in targeted catchments. Some overseas jurisdictions simply mandate the use of WSuD infrastructure such as green roofs or mandate specific discharge rates for certain types of development.

• WHaTiS‘beSTPRAcTicE’

the analysis of overseas jurisdictions that have a proven track record of implementing WSuD initiatives indicates that ‘best practice’ requires a ‘whole of government’ approach. Rather than simply relying on provisions or guidance within planning documents, these jurisdictions draw on the equivalent of Council-wide stormwater policies to implement a coordinated Council-wide approach to WSuD. the best

27


WATERexamples of how this integrated approach works involve cooperation between local planning departments, local engineering and infrastructure departments, and the local finance and rates departments. those jurisdictions that are able to offer financial incentives or penalties for compliance (or non-compliance) with planning controls generally use any funds raised to improve WSuD on public land or existing buildings. Cities such as toronto, Singapore and Portland appear to be leaders in this type of integrated approach.

the analysis of the planning documents from other Australian jurisdictions has shown that ‘best practice’ WSuD provisions generally do the following:

Encourage a high level of management of water use involving the appropriate use of all available water sources on the basis that the water is fit for purpose - Potable water may not always be required. instead of single pass usage water can be reused, again and again. ‘Fit for purpose’ is matching water of a certain quality to appropriate uses. it is important to know when and how to reuse water and to match it correctlysoitisfitforitsintendeduse;

Utilise a broad range of mechanisms and apply them in such a way that is commensurate with the scale and likely impact of the development – the utility in adopting a broad range of regulatory mechanisms is that a comprehensive approach to the regulation of WSuD can be achieved. in this regard, best practice could be considered as regulation that ensures all forms of development at all scales are regulated to some degree regarding their management of water. ideally, more stringent assessment procedures and performance

requirements apply to larger, more complexdevelopments;

Set ambitious, although not unreasonable, performance criteria – While guidelines play an important role, ambitious performance criteria and submission requirements that require the applicant to consider water use, where appropriate, are considered to represent best practice. in order to ensure requirements are reasonable and achievable, other criteria must be met, including that they are generally accepted by the developmentindustry;

Are clear and easy to understand – Best practice regulation can be easily understood. the requirements of particular types development at particular scales needs to be clear and easily differentiated from the requirements of other types of development and from the same type of development that is proposed atadifferentscale;

Link to a clear strategic vision or policy – Best practice planning provisions are underpinned by a strong strategic vision. in this regard, planning provisions must have an explicit link with Council’s corporate strategicdocuments;

Are generally accepted by the development industry – Best practice regulation regarding WSuD must be broadly accepted by the development industry. While some developers may resist the imposition of new provisions, best practice provisions generally gain widespread supportinthedevelopmentindustry;

Fit within development assessment framework – Best practice provisions regarding WSuD must be easy to use in the development assessment process. Well intended provisions can be rendered useless

if they do not align with the development assessment process. the best regulation makes use of information that is readily available at development application stage or construction certificate stage.

28

ESD Best Practice Project – WATER WATERWAt ER SENSi t i v E uR BAN DE SiGN

S tAGE 3 – R E v iE WS AND R ECOmmENDAt i O NS

North Sydney lGA is already intensively developed, however Council and State government policy documents suggest steady increases in residential, office, business and retail uses over the coming decades. the following reviews were undertaken to identify improvements to North Sydney draft DCP so as to ensure best practice regulation of future development:

• Review1-AreviewofNorthSydney draft DCP provisions relating to dwellings to ensure they do not conflict with BASiX (AppendixC);

• Review2-AreviewofWSUDprovisions from other Australian local authorities against North Sydney draft DCP provisions (AppendixA);and

• Review3-AreviewofNorthSydney draft DCP provisions against WSuD best practice criteria developed in Stage 2 (Appendix C).

the results of these reviews are discussed below and subsequent recommendations are presented.

there is little scope for Council to control water efficiency in residential development and the residential component of mixed use development due to restrictions imposed via SEPP (Building Sustainability index: BASiX) 2004. the review of DCP provisions relating to dwellings against BASiX (Appendix C) shows that, despite some minor amendments to clarify applicability and ensure consistency, all existing provisions related directly or indirectly

to WSuD are of continuing relevance for one or both of the following reasons:

• Theyaimto‘encourage’theadoption of measures beyond those required by BASiX without requiring them or aim to provide guidance which will assist in the achievementofBASIXtargets;or

• Theyapplytoalterationsandadditions valued at less than $50,000, which are not covered by BASiX.

Appendix A lists policies from other Australian jurisdictions, some of which aim to be leaders in environmental sustainability. the policies relate to WSuD in both residential and non-residentialdevelopments;arecontained in planning documents and are enforced through the development assessment and approval process.

these provisions were compared with North Sydney DDCP2012 provisions in order to ensure that North Sydney DDCP2012 includes:

• CommensurateprovisionstoDCPsinotherjurisdictions;

• Provisionsthatarewrittenasclearly and concisely as similar provisionsfromotherjurisdictions;and

• Provisionsthatapplytothesameuse and size of development as similar provisions in other jurisdictions.

this process allowed for the identification of opportunities to improve the clarity of individual provisions and ensure appropriate

applicability of individual provisions. to this end, many of the subsequent recommendations seek to improve the wording of individual provisions or change the location of individual provisions within the document.

Draft DCP2012 provisions were also assessed against the best practice criteria identified during Stage 2 of this project (Appendix C). On the whole, DDCP2012 did not perform well against the following criteria:

• Utiliseabroadrangeofmechanisms and apply them in such a way that is commensurate with the scale and likely impact of thedevelopment;

• Setambitious,althoughnotunreasonable, performance criteriawhereappropriate;and

• Incorporateprovisionsthatareclear and easy to understand.

the resultant recommendations aim to ensure that the breadth, clarity and robustness of WSuD regulation via draft DCP2012 are commensurate with WSuD regulation in other Australian jurisdictions.

WSuD management practices are generally grouped into generic assemblages, these being:

• Watersupply:

oDemandreduction;

oPotablewatersubstitution;

o Reuse and recycling.

• Waterquality:

o Reduce pollutant loads.

• Waterquantity:

oDuration;

29


WATERoPeakflows;

oVolume;

o Frequency.

in many cases, there are synergies between controls within these groupings e.g. potable water substitution will also assist in managing stormwater flow rate, volume and pollutant loads which will have positive impacts on the health of our urban streams.

the majority of potable water consumption in North Sydney lGA is from the residential sector (73%) followed by the commercial and retail sectors (22%). For this reason, a large proportion of the recommendations focus on the treatment and reuse of stormwater, which reduces both potable water demand and stormwater discharges.

it was found that further conservation of potable water supplies could be achieved within non-residential development with water efficient fittings and fixtures and rainwater harvesting. the volume of water saved by non-residential premises also often results in reduced volumes of discharge to sewer and therefore reduced wastewater volume charges in the case of larger customers, and can also reduce trade waste charges. New and redeveloped non-residential sites have opportunities for putting in place measures that improve water use efficiency and efficient use of water resources (water, wastewater and stormwater). many recommendations therefore aim to improve on-site detention and water re-use in non-residential developments.

the reviews found that sub-meters are essential tools to achieve efficient water use. Sub-meters can indicate the volume of water used for specific

end uses such as cooling or irrigation. the meters can be used to identify leaks and inefficiencies to guide maintenance. they also help sites establish building management targets, manage costs and monitor improved efficiencies. Sub-meters enable a comparison of water consumption and sewer discharges over time to monitor and reduce water use and sewage discharge costs. to this end, recommendations include the installation of separate meters on separate units of occupancy in commercial buildings. i.e. separate tenant areas within a shopping centre. in addition, it is recommended that separate meters be installed for the make-up lines to cooling towers, swimming pools, on the water supply to outdoor irrigation and other major uses.

the prevalence of regulation in overseas jurisdictions that seek to encourage the provision of green roofs has prompted a recommendation for a new sub-section in the DCP dealing with sustainable roofs. they are encouraged through listing objectives that roofs should achieve while supplying access to technical guidelines that deal with the construction and maintenance of green roofs. While green roofs are not proposed to be mandatory, applicants are asked to submit a roof plan showing how all available roof area is to be utilised in meeting sustainability objectives.

the absence of robust performance criteria is not considered to constitute a major failing as many DCP provisions merely seek to provide guidance to applicants rather than mandate particular outcomes. however it is considered beneficial to introduce performance criteria for on-

site detention, as well as stormwater discharge and stormwater quality, especially for larger developments. it should be noted that these criteria are a surrogate for achieving improved ecosystem health of waterways, however this is not as easily assessed or measured, so water quality targets are specified that, if complied with, may assist in maintaining and/or improving ecosystem health.

Performance targets regarding Stormwater quality and quantity, such as those in force in jurisdictions such as the City of Sydney and Parramatta Council, are ideally based on catchment and land use specific stormwater studies. Such studies need to be undertaken in the North Sydney context prior to such provisions coming into force. it is recommended that these studies be undertaken as part of a Council-wide stormwater strategy.

many existing provisions are proposed to be strengthened to further integrate stormwater treatment into the landscape protecting water quality and natural systems. Over time, these changes will ensure the water cycle of the built environment mimics the natural water cycle with associated benefits for receiving waters. the changes will also minimise Council’s projected stormwater infrastructure costs contributing to the long term sustainability of infrastructure and assets.

there are often physical constraints on the use of many of the water management practices particularly the effluent reuse, greywater and stormwater controls (e.g. catchment area, soils, slopes, depth to groundwater etc). these are important considerations in the development assessment process.

30

ESD Best Practice Project – WATER WATERthe revised DCP provisions therefore generally seek to guide option selection and evaluation rather than mandating particular outcomes.

While many recommendations seek to improve wording or location of provisions within the document to ensure clarity or applicability to all appropriate development, a common finding was that other Australian jurisdictions make better use of thresholds and are therefore better able to target regulation according to the likely impact of the development.

the review of draft DCP2012 provisions (Appendix C) found that there is little application of thresholds according to use, size or cost. it appears that all provisions apply to all development unless expressly stated in the wording of individual objectives or provisions. this lack of structure means that, while a broad range of mechanisms may be included in the draft DCP, it is difficult to see how they are to be applied in a manner commensurate with the scale and likely impact of the development. this may result in some provisions being overlooked by developers and assessment officers.

to further improve the clarity of WSuD provisions, it is recommended that thresholds be introduced for all non-residential development types at the beginning of the Efficient use of Resources sub-sections in Sections 2 and 3 (see table A). this will ensure that the provisions applying to particular types and sizes of development are understood by both applicants and assessment officers. it will ensure that no provisions can be merely overlooked due the number of provisions that may apply.

it is particularly important when setting thresholds for submission requirements and performance targets that a simple and easily understood system is adopted that is not overly complex. An overly complex system will merely result in the provisions being ignored or not properly implemented. For this reason, a simple range of size thresholds for all non-residential development is recommended.

Size is considered the most appropriate criteria for thresholds for a number of reasons including:

• Thereisoftenadirectcorrelationbetween potable water demand, stormwater discharges and the sizeofadevelopment;

• Developmentsizeisaneasilyunderstood concept unlikely to be varied by applicants so as to fit into a desired development assessmentcategory;

• Constructioncostscanvarygreatly during the life of a comprehensive DCP and bear little relation to the energy requirements of the development.

it is therefore proposed that, consistent with best practice, planning provisions be applied in such a way that is commensurate with the scale, and by correlation, the likely impact of development (see Figure 3). large developments will be expected to go through a more rigorous assessment process than small developments. the 2000m² threshold for non-residential development is based on the threshold for mandatory disclosure of NABERS Energy ratings. the 5000m² threshold is based on the existing draft DCP threshold for Green Star ratings and the assumption that developments of this size can be considered significant development.

31


WATERTA

BlE

A

Recom

meNdaTio

NS-N

oN-R

eSid

eNTia

lTHReSHold

S,S

ubm

iSSio

NRequiR

em

eNTSa

NdpeRfo

RmaNceTa

RgeTS

use

thre

shol

d/si

zePr

opos

ed s

ubm

issio

n re

quire

men

tPr

opos

ed p

erfo

rman

ce ta

rget

All

non-

resi

dent

ial

Alte

ratio

ns a

ffect

ing

less

th

an h

alf t

he o

rigin

al

build

ing

or te

nanc

y (m

easu

red

over

the

roof

an

d th

e ou

ter w

alls)

An

Effici

ent u

se o

f Res

ourc

es C

omm

itmen

t tab

le (t

o be

co

mpl

eted

by

the

appl

ican

t).Co

mpl

ianc

e w

ith /

con

side

ratio

n of

(as

rele

vant

) eve

ry

DCP

pro

visi

on w

ithin

Effi

cien

t use

of R

esou

rces

sub

-se

ctio

ns.

Alte

ratio

ns a

ffect

ing

mor

e th

an h

alf t

he o

rigin

al

build

ing

or te

nanc

y (m

easu

red

over

the

roof

an

d th

e ou

ter w

alls)

the

deve

lopm

ent m

ust c

ompl

y w

ith th

e re

leva

nt

subm

issio

n re

quire

men

ts a

s if

it w

ere

a ne

w

deve

lopm

ent.

the

deve

lopm

ent m

ust c

ompl

y w

ith th

e re

leva

nt

perf

orm

ance

targ

ets

as if

it w

ere

a ne

w d

evel

opm

ent.

<20

0m²-2

000m

²A

n Effi

cien

t use

of R

esou

rces

Com

mitm

ent t

able

(to

be

com

plet

ed b

y th

e ap

plic

ant).

Com

plia

nce

with

/ c

onsi

dera

tion

of (a

s re

leva

nt) e

very

D

CP p

rovi

sion

with

in E

ffici

ent u

se o

f Res

ourc

es s

ub-

sect

ions

.

2000

m²-5

000m

²A

n Effi

cien

t use

of R

esou

rces

Com

mitm

ent t

able

(to

be

completed

bytheapplicant);AND

Com

plia

nce

with

/ c

onsi

dera

tion

of (a

s re

leva

nt) e

very

D

CP p

rovi

sion

with

in E

ffici

ent u

se o

f Res

ourc

es s

ub-

sect

ion.

A W

SuD

repo

rt fr

om a

sui

tabl

y qu

alifi

ed c

onsu

ltant

.Co

mpl

ianc

e w

ith /

con

side

ratio

n of

(as

rele

vant

) ev

ery

DCP

pro

visi

on w

ithin

Effi

cien

t use

of R

esou

rces

su

b-s

ectio

n, p

artic

ular

ly o

n-si

te d

eten

tion

capa

city

re

quire

men

ts, d

isch

arge

rate

s an

d qu

ality

of d

isch

arge

re

quire

men

ts a

nd d

emon

stra

tion

that

WSu

D h

as b

een

inco

rpor

ated

to th

e m

axim

um e

xten

t pra

ctic

able

.

>500

0m²

A W

SuD

repo

rt fr

om a

sui

tabl

y qu

alifi

ed c

onsu

ltant

.Co

mpl

ianc

e w

ith /

con

side

ratio

n of

(as

rele

vant

) ev

ery

DCP

pro

visi

on w

ithin

Effi

cien

t use

of R

esou

rces

su

b-s

ectio

n, p

artic

ular

ly o

n-si

te d

eten

tion

capa

city

re

quire

men

ts, d

isch

arge

rate

s an

d qu

ality

of d

isch

arge

re

quire

men

ts a

nd d

emon

stra

tion

that

WSu

D h

as b

een

inco

rpor

ated

to th

e m

axim

um e

xten

t pra

ctic

able

.

32

ESD Best Practice Project – WATER WATERTA

BlE

A

Recom

meNdaTio

NS-N

oN-R

eSid

eNTia

lTHReSHold

S,S

ubm

iSSio

NRequiR

em

eNTSa

NdpeRfo

RmaNceTa

RgeTS

use

thre

shol

d/si

zePr

opos

ed s

ubm

issio

n re

quire

men

tPr

opos

ed p

erfo

rman

ce ta

rget

>500

0m²

Evid

ence

that

the

build

ing

desi

gn h

as b

een

awar

ded

a G

reen

Sta

r rat

ing

OR

if ev

iden

ce o

f a G

reen

Sta

r rat

ing

bein

g aw

arde

d is

not

ava

ilabl

e at

DA

sta

ge, a

n W

SuD

re

port

from

a s

uita

bly

qual

ified

con

sulta

nt th

at s

ets

out p

ropo

sed

WSu

D m

easu

res

and

dem

onst

rate

s a

com

mitm

ent t

o ac

hiev

e th

e re

quire

d G

reen

Sta

r rat

ing

OR

if a

Gre

en S

tar r

atin

g to

ol is

not

ava

ilabl

e fo

r the

pa

rtic

ular

type

of n

on-r

esid

entia

l dev

elop

men

t pro

pose

d,

an E

ffici

ent u

se o

f Res

ourc

es C

omm

itmen

t tab

le (t

o be

co

mpl

eted

by

cons

ulta

nt).

- the

Com

mitm

ent A

gree

men

t mus

t be

for a

4.5

sta

r N

ABE

RS ra

ting

for t

he b

ase

build

ing,

who

le b

uild

ing,

or

tena

ncie

s as

app

ropr

iate

.

- the

bas

e bu

ildin

g, o

r th

e w

hole

bui

ldin

g w

here

ther

e is

to b

e on

e te

nant

to o

ccup

y th

e w

hole

bui

ldin

g m

ust

achi

eve

a 5

star

Gre

en S

tar r

atin

g.

- if a

WSu

D re

port

is re

quire

d it

mus

t dem

onst

rate

that

a

very

hig

h le

vel o

f WSu

D w

ill b

e ac

hiev

ed a

nd th

at th

e de

velo

pmen

t will

ach

ieve

a 5

sta

r Gre

en S

tar r

atin

g.

- if a

n Effi

cien

t use

of R

esou

rces

Com

mitm

ent t

able

is

requ

ired

it m

ust b

e co

mpl

eted

by

an a

ppro

pria

tely

qu

alifi

ed c

onsu

ltant

and

dem

onst

rate

com

plia

nce

with

/

cons

ider

atio

n of

(as

rele

vant

) eve

ry D

CP p

rovi

sion

w

ithin

the

Effici

ent u

se o

f Res

ourc

es s

ub-s

ectio

n.

33


WATER

the lodgement of an Efficient use of Resources Commitment table for development less than 5000m² in size will ensure that the overall sustainability of the development is considered by the applicant and all relevant DCP provisions are considered or complied with as relevant. WSuD is only one consideration within the Efficiency use of Resources DCP section. Further, it is recommended that the Efficient use of Resources Commitment table be included within assessment reports. this will allow for audits of individual provisions to be undertaken more easily.

Once proposed developments are over 2000m² in size it is not considered unreasonable for them to achieve more onerous submission and performance requirements. therefore a WSuD report from a suitably qualified consultant is also required for development greater than 2000m².

it is common practice for detailed information regarding water management to be absent from information lodged at DA stage. Assessment officers often manage this through the use of a condition of consent requiring stormwater plans to be submitted prior to the issue of a construction certificate. however, as noted in Stage 1, it is not uncommon for private certifiers to issue a construction certificate without paying full attention to conditions of consent. Given that Council has little control over the actions of private certifiers, detailed information should be required at DA stage if Council is to be satisfied regarding proposed stormwater management. however requiring all DAs, especially for smaller development, to include such information is unrealistic. For this reason, it is recommended that it is only once a proposed development has a gross floor area greater than 2000m² that a requirement is

triggered for all stormwater discharge and quality provisions to be the focus of a report prepared by a suitably qualified consultant. Developments with a gross floor area less than 2000m² will still be required to consider and comply with all other water conservation and stormwater management provisions.

Once proposed developments are over 5000m² in size the requirement to submit an Efficient use of Resources Commitment table is replaced with a requirement for evidence that the building design has been awarded a 5 star Green Star rating. As with the Efficient use of Resources Commitment table, WSuD is only one consideration within the Green Star rating tool. the difference is that the Green Star tool sets more onerous submission requirements and performance targets.

the use of the Green Star rating scheme is consistent with an increasing trend internationally

Efficient use of resources DDCP2010 commitment

table

WSUD report from suitably qualified consultant

5 star Green Star rating (or agreed equivalent)

Figure 3 – thresholds: use of assessment mechanisms that is commensurate with the scale and likely impact of the development

34

ESD Best Practice Project – WATER WATERtowards linking planning requirements to industry accepted building rating tools (see Appendix B).

the proposed structured use of thresholds as well as the identification of ‘agreed equivalents’ means that the concerns raised in Stage 1 regarding the use of third party rating tools can be appropriately managed. the identified disjuncture between the use of the Green Star rating tool and the development assessment process can be overcome through the use of other equivalent information that is available at the development application stage.

if evidence of a Green Star rating being awarded is not available at DA stage a WSuD Report from a suitably qualified consultant that sets out proposed water efficiency and stormwater treatment measures, and demonstrates a commitment to achieve the required Green Star rating would be required. Or, if a Green Star rating tool is not available for the particular type of non-residential development proposed, an Efficient use of Resources Commitment table completed by a qualified consultant would be required.

the concern regarding Green Star and the potential duplication of other DCP provisions becomes redundant as once proposed developments are over 5000m² in size the requirement to submit an Efficient use of Resources Commitment table is replaced with a requirement for evidence that the building design has been awarded a 5 star Green Star rating (or agreed equivalent). the need for developments between 2000m² and 5000m² to address WSuD via both an Efficient use of Resources Compliance table and a WSuD report from a suitably qualified

consultant is considered appropriate and does not represent unnecessary duplication. Similarly the need for developments over 5000m² in size to consider WSuD via both the WSuD consultant report and Green Star is considered appropriate as each rating tool has different WSuD criteria and different weightings.

the recommendations contained in this report, if implemented, will result in an improved approach to the regulation of WSuD in new development in North Sydney. this will be achieved because the WSuD provisions in draft DCP 2010 will:

• Encourageahighlevelofmanagement of water use involving the appropriate use of all available water sources on the basis that the water is fit for purpose;

• Utiliseabroadrangeofmechanisms and apply them in such a way that is commensurate with the scale and likely impact of thedevelopment;

• Setambitious,althoughnotunreasonable, performance criteriawhereappropriate;

• Beclearandeasytounderstand;

• Linktoaclearstrategicvisionorpolicy;

• Begenerallyacceptedbythedevelopmentindustry;and

• Fitwithinthedevelopmentassessment framework.

While the recommended changes to the DCP represent an improvement beyond current practice, this project has found that best practice requires a whole of Council stormwater policy that feeds into the DCP ensuring provisions are catchment specific and supported by all appropriate Council functions and Directorates.

unfortunately the review of DDCP provisions against best practice criteria identified the lack of a coherent Council wide stormwater management policy at North Sydney Council. A Council wide approach would allow for opportunities to be explored including the payment of a stormwater levy or subsidisation of existing rates depending on the WSuD initiatives provided on-site as part of the development.

A Council wide policy should therefore be commenced with input from Council’s stormwater and development engineers as well as planners. the preparation of catchment scale WSuD plans will better inform and guide strategic land use planning (i.e. structure planning and master planning), infrastructure planning, development assessment decision making as well as rates structures. By considering environmental values and water-quality objectives in an integrated Council-wide manner North Sydney Council would be better placed to support the application of the design objectives relevant to urban development, and allow the assessment of the combined effects of all catchment activities and land uses on receiving waters.

35


WATERREcommEndATionS

1. that Council prepare an integrated Council-wide stormwater strategy, with the following objectives:

• Toensurestormwaterflowsmimicnaturalsystems;

• Tominimiselocalfloodingandstormwaterinundation;

• Tominimisestormwaterdischargetoreceivingwaters;and

• Tomaximisestormwaterquality.

Preparation of the strategy should involve:

• AreviewofCouncil’sexistingstormwaterpolicies;

• Catchmentbasedstormwatermodelling;

• EstablishmentofinstitutionalprioritiesforWSUDthatmayresultindeferredorcancelledupgradingofCouncil’sstormwaterinfrastructureifimprovedon-siteWSUDoutcomescanbeachieved;

• InvestigationofpossibleamendmentstoNorthSydneyDevelopmentControlPlanpotentiallyincludingbutnotlimited to:

oMinimumon-sitestoragecapacitiesfordifferentlandusesandsizes;

oMinimumrainwatertanksizesfordifferentlandusesandsizes;

oMinimumstandardsforpost-developmentwaterquality;

oRecycledwaterprovisions;

oMinimumpercentageofwaterusesuppliedthroughalternativemeans(notmainswater);

o maximum discharge rates for different land uses and sizes and whether this can be used as a surrogate/replacementforotherWSUDrequirements;

• InvestigationofthefeasibilityoffinancialincentivesfordevelopmentstoincorporateWSUDon-site(developmentbonuses,stormwaterlevies,ratereductions,etc);

• Investigationofthefeasibilityof,andpossiblefundingfor,WSUDgrantsforretrofittingexistingdevelopments;

• Investigationofthefeasibilityof,andpossiblefundingfor,improvedWSUDinitiativesonCouncilownedland;

• Investigationofredefinedrolesfor,andrelationshipsbetween,Council’sfiveDirectoratessoastoachieveinstitutional WSuD best practice.

that preparation of the Council-wide stormwater strategy be included within the North Sydney Council management Plan and be appropriately resourced.

2. that Council adopt the changes to draft DCP2012 as outlined in table B:

TABlE B: REcommEndEd chAngES To dRAfT lEP 2009 And dRAfT dcP 2010No. Action to ensure best

practiceRecommended draft LEP or draft DCP text (if required)

Recommended draft LEP or draft DCP location

1 Require assessment reports to include Efficient use of Resources Compliance table

N/A N/A

2 Restructure DCP submission requirements and rating tool thresholds according to use and size

As per table A. Beginning of s.2.6 and s.3.5 – Efficient Use of Resources.

36

ESD Best Practice Project – WATER WATERTABlE B: REcommEndEd chAngES To dRAfT lEP 2009 And dRAfT dcP 2010No. Action to ensure best



3 Amend existing DCP provision

Where the proposed development involves the installation of new:

a) showerroses;b) taps for use over a basin, ablution trough, kitchen

sinkorlaundrytub;c) flowrestrictors;d) toilets;e) white goods, such as clothes washers or

dishwashers;they must have the highest Water Efficiency labelling Scheme (WElS) star rating available at the time of development.

S.1.6.8;S.2.6.5&S.3.5.5– Water conservation

4 Amend existing DCP Section heading

Stormwater management S.18 – Stormwater management

5 insert new DCP provision the stormwater drainage is designed to ensure existing downstream systems are not adversely affected. it should:

a) ‘fit’ as much as possible, within the hydrology of thenaturalsystem;

b) emphasise stormwater detention, vegetated overflow lines, sensitive location of discharge pointsandqualityofreceivingwaters;

c) minimise non-porous surfaces to reduce stormwaterrun-off;

d) storewaterforre-use(suchasinrainwatertanks);e) retainexistingtrees;f) excludes land needed for natural or modified

drainage, floodplains, remnant vegetation, environmentalvalues;and

g) stormwater drains are designed to accept rainwater only excluding other pollutants from the City’s waterways.

On-site detention, preferably on unpaved or grass surfaces, is used to trap and remove contaminants from stormwater and increase infiltration into the ground. Where technically possible, on-site gravel filled retention pits are incorporated.

S.18.2.2 – Stormwater management - Requirements

6 Amend heading of DCP subsection

Stormwater management S.1.6.8;S.2.6.7;S.3.5.7

7 Amend and relocate existing DCP provision

Rainwater tanks should be installed for all residential developments, including major alterations and additions, and be plumbed to appropriate end uses, including toilet flushing, water features, car washing and garden irrigation, to ensure sufficient use of tank water so that capacity exists to accommodate rainwater from storm events.

S.1.6.8 – Stormwater management

37


WATERTABlE B: REcommEndEd chAngES To dRAfT lEP 2009 And dRAfT dcP 2010No. Action to ensure best




Rainwater tanks should be installed for all developments, including major alterations and additions and mixed-use developments. Rainwater tanks should be plumbed to appropriate end uses, including toilet flushing, water features, car washing and garden irrigation, to ensure sufficient use of tank water so that capacity exists to accommodate rainwater from storm events.

From S.2.6.5(P3) & S.3.5.5(P3) – Water conservation; to S.2.6.7 & S.3.5.7 – Stormwater management


Rainwater tanks should be installed for all residential developments, including major alterations and additions, and be plumbed to appropriate end uses, including toilet flushing, water features, car washing and garden irrigation, to ensure sufficient use of tank water so that capacity exists to accommodate rainwater from storm events

From S.2.6.5(P3) – Water conservation; to S.1.6.8 – Stormwater management

10 Delete existing DCP objective

to minimise stormwater runoff. S.2.6.5, 3.5.5 – Water conservation

11 insert new DCP provision Separate meters are to be installed on separate units of occupancy in non-residential BCA class 5, 6 and 7 buildings.

S.2.6.5 & S.3.5.5 – Water conservation

12 insert new DCP provision Separate meters are to be installed for the make-up lines to cooling towers, swimming pools, on the water supply to outdoor irrigation, and other significant end uses.


13 insert new DCP provision Where cooling towers are used they are: a) to employ alternative water sources where

practical;orb) to include a water meter connected to a building

energy and water metering system to monitor waterusage;and

c) to be connected to a recirculating cooling water loop;and

d) discouraged where they are a single pass cooling systems;and

e) to be connected to a conductivity meter to ensure optimum circulation before discharge.


14 Relocate existing DCP provision

install a pool cover where the proposed development includes an external swimming pool.

From S.2.6.7 & S.3.5.7 – Stormwater management; ToS.1.6.8;S.2.6.5&S.3.5.5– Water conservation

15 insert new DCP objective to minimise off-site localised flooding or stormwater inundation.


38




16 insert new DCP provision All developments with a gross floor area greater than 2000m² are to undertake a stormwater quality assessment to demonstrate that the development will achieve the post-development pollutant load standards indicated below:

a) litter and vegetation larger than 5mm: 90% reductionontheBaselineAnnualPollutantLoad;

b) total Suspended Solids: 85% reduction on the BaselineAnnualPollutantLoad;

c) total Phosphorous: 65% reduction on the BaselineAnnualPollutantLoad;

d) total Nitrogen: 45% reduction on the Baseline Annual Pollutant load.

S.1.6.9, S.2.6.7 & S.3.5.7 – Stormwater management

17 insert new DCP provision As a minimum, post-development stormwater discharge rates should be less than pre-development stormwater discharge rates.


18 insert new DCP provision As a minimum, post-development stormwater quality should be improved from pre-development levels.


19 insert new DCP objective to mimic pre-development or natural drainage systems through the incorporation of WSuD on-site.


20 insert new DCP objective to protect watersheds by minimising stormwater discharge and maximising stormwater quality.



An Erosion and Sediment Control Plan for the construction of the building is required in accordance with Part B: Section 17 - Erosion and Sedimentation Control.


22 insert new DCP provision A Stormwater Drainage Plan is required demonstrating compliance with this subsection as well as Section 18 – Stormwater Drainage.


23 insert new DCP provision in addition to a Stormwater Drainage Plan, residential developments with a gross floor area greater than 2000m² must also submit a Water Sensitive urban Design report from a suitably qualified consultant demonstrating that WSuD has been incorporated to the maximum extent practicable and that stormwater discharge will be reduced to the maximum extent practicable.


39





24 insert new DCP provision in addition to a Stormwater Drainage Plan, commercial, industrial and mixed-use developments with a gross floor area greater than 2000m² must submit a Water Sensitive urban Design report from a suitably qualified consultant demonstrating that WSuD has been incorporated to the maximum extent practicable and that stormwater discharge will be reduced to the maximum extent practicable.

S.2.6.7 & S.3.5.7 – Stormwater management

25 insert new DCP provision Demonstrate how run-off from the site will be minimised and the quality of water leaving the site will be improved.


26 insert new DCP provision Rainwater tanks or other alternative water sources including recycled water systems are to be installed to minimise the use of potable water and maximise the use of alternative water sources.

S.2.6.5(P3);S.3.5.5(P3)– Water conservation – Commercial

27 insert new DCP provision Recycled water (serviced by dual reticulation) should be utilised for permitted non-potable uses such as toilet flushing, laundry, irrigation, car washing, fire fighting, industrial processes and cooling towers.

S.2.6.5(P3);S.3.5.5(P3)–Water conservation


All stormwater run-off should be detained on-site before draining to Council’s stormwater system.

S.1.5.12 – Tennis courts

29 Amend existing DCP objective

to minimise the use of potable water. S.2.6.5 & S.3.5.5 – Water conservation


A BASiX Certificate is required to be submitted with all residential development types nominated under SEPP (Building Sustainability index: BASiX) 2004. All subsequent water conservation provisions only apply to residential developments that do not require a BASiX certificate.

S.1.6.8 – Water conservation


Grade land around structures to divert surface water clear of existing and proposed structures and adjoining premises.



to ensure that developments minimise their use of non-renewable energy resources.

S.2.6.1 & S.3.5.1 - Energy efficiency


to encourage the reuse of grey water, rainwater and stormwater.


34 insert new DCP provision. impervious surfaces should be minimised. S.1.6.9, S.2.6.7 & S.3.5.7 – Stormwater management


Ensure paved areas are at least 50% pervious. Relocate from S.2.6.5 & S.3.5.5 – Water conservation to S.1.6.8, S.2.6.7 & S.3.5.7 – Stormwater management

40




36 Amend existing provision use endemic plants (as listed on Council’s website) and xeriscape principles in landscaping.



On-site stormwater detention, including the use of grass swales and detention basins, should be pursued where practicable to minimise and filter stormwater runoff.

Relocate from S.2.6.5 & S.3.5.5 – Water conservation to S.1.6.8, S.2.6.7 & S.3.5.7 – Stormwater management

38 Delete existing DCP provision

Collect and reuse rainwater in irrigation, car washing and toilet flushing where practicable.



Water saving measures should be incorporated within the building’s operation (such as low flow tap and shower heads).



Water efficient fixtures and fittings must be used for the conservation of water.



landscaping should be used to assist in microclimate management using endemic plants and xeriscape principles.



Water consumption should be monitored and reported to help understand water usage and prevent its wastage.



A reporting system should be developed to inform/educate occupants about the buildings water consumption.

Relocate from S.2.6.7 & S.3.5.7 – Stormwater management to S.2.6.5 & S.3.5.5 – Water conservation


incorporate car wash bays in mixed use developments where there are more than 4 dwellings within the development.

From S.2.6.7 – Stormwater management to S.2.5.10 – Site facilities.


incorporate car wash bays in mixed use developments where there are more than 4 dwellings within the development.



Water features utilising non-potable water should be considered for inclusion within public spaces, building entrances, foyers, facades and rooftops.

S.2.7.5 - Native vegetation and water


Native species and planting methods which minimise potable water consumption should be used wherever practical.

S.2.7.5 - Native vegetation and water


All stormwater run-off should be detained on-site before draining to Council’s stormwater system.

S.15.6 – Wetland areas


Ensure the quality of stormwater flowing into wetlands is maintained or improved through the use of WSuD on-site.

S.15.6 – Wetland areas

41






Connect downpipes to stormwater system as early as possible.

S.17.2 – Erosion and sediment controls - Requirements


An Erosion/Sediment Control Plan may also be required to be submitted with the Development Application for a development involving excavation or that is likely to pose a significant environmental risk. the plan should include diagrams showing the erosion and sediment control measures, their location and type. A detailed Erosion/Sediment Control Plan may also be required to obtain a construction certificate.

S.17.4 - Erosion and Sediment Control - Procedures


An Erosion and Sediment Control Plan is not required for minor disturbance of level sites, for example minor alterations and additions to dwellings.

S.17.4 - Erosion and Sediment Control – Procedures

53 insert new DCP objective to mimic pre-development or natural drainage systems as much as is possible.

S.18.1.1 – Stormwater Management - General Objectives

54 insert new DCP objective to reduce stormwater discharge and improve stormwater quality through the incorporation of WSuD on-site.

S.18.2.2 – Stormwater Management - Requirements

55 insert new DCP provision A Stormwater Drainage Plan is required for all developments and must demonstrate compliance with this section as well as the stormwater management provisions contained in Section 1 – Residential Development, Section 2 – Commercial and mixed use Development or Section 3 – Non-residential Development in Residential Zones, whichever applies to the subject development.

S.18.2.2 – Stormwater Management - Requirements


to ensure that erosion and sediment impacts are minimised during both the construction and post-construction period and that drainage systems are monitored and maintained.

S.18.3 – Stormwater Management – Maintenance and Monitoring


A qualified hydraulics engineer should prepare Stormwater designs. Designs should incorporate hydraulic grade line analysis and demonstrate that WSuD has been incorporated to the maximum extent practicable and that the capacity of the existing downstream drainage system is sufficient to carry any additional flow from a development.

S.18.4 - Stormwater Management - Procedures


Developments minimise stormwater runoff, maintain or improve stormwater quality and encourage recycling where possible.

S. 2.1.1 - General Objectives

42




59 insert new DCP provision Developments minimise stormwater runoff, maintain or improve stormwater quality and encourage recycling where possible.

S.1.1.1 & S.3.1.1 – General Objectives

60 insert new DCP sub-section.

Sustainable roofs S.1.6.10;S.2.6.10;andS.3.5.10

61 insert new DCP objectives. Ob.Toproducerenewableenergy;Ob.Toproducesolarhotwater;Ob. to reduce internal heating and cooling requirements;Ob. to improve the aesthetics and amenity of the urbanenvironment;Ob.Toincreasebiodiversity;Ob.Toreducestormwaterflows;Ob.Toimprovestormwaterquality;Ob.Toimproveairquality;Ob.Toreducetheurbanheatislandeffect;Ob.Toimprovetheefficiencyofphotovoltaiccells;Ob.Tosequestercarbon;Ob.Toimprovethelife-spanofroofmembranes;Ob.Toreducenoisepollution;andOb.Toallowforfoodproductionwhereappropriate;andOb. to provide accessible roof space.

S.1.6.10;S.2.6.10;andS.3.5.10 - Sustainable roofs

62 insert new DCP provision. Pr. Development applications for buildings or parts of buildings with generally flat roofs are to submit a roof top plan demonstrating how the available roof space contributes to the achievement of five or more of the above objectives.

‘Available roof space’ excludes:• Roofplant;• Liftoverruns.

‘Available roof space’ includes but is not limited to:• rooftopgardens,terracesandrecreational

spaces.

Council encourages the provision of green roofs (extensive, intensive or a hybrid or combination) to achieve many of the above objectives.

the North Sydney Council Green Roof Resource manual should be consulted for technical guidance on the design, construction and maintenance of green roofs.

S.1.6.10;S.2.6.10;andS.3.5.10 - Sustainable roofs


WATER 43R EFER ENCE SAgriculture and Resource management Council of Australia and New Zealand (1994) National Water Quality Management Strategy - Policies and Principles

ARuP (2011)

City of Melbourne Energy, Water & Waste Efficiency Review - Literature Review

City of Chicago, illinois (2009) Chicago Green Homes Program Guide City of london Corporation (2011) The London Plan - Spatial Development Strategy for Greater London

City of london Corporation (2011) Local Development Framework - Core Strategy (2011) Planning Policy Statement 25: Development and Flood Risk

City Of melbourne, Australia (2009) Total Watermark City as a Catchment

City Of New york, New york (2008) Sustainable Stormwater Management Plan 2008, A Greener, Greater New York, City of New York, USA.

City of New york Department of Environmental Protection & City of New york Department of Buildings (2012) Guidelines for the Design and Construction of Stormwater Management Systems

City Of New york, New york (2012) Rules of the City of New York- Title 15, Chapter 31

City of Portland, Oregon (2012) Clean River Rewards – Program Overview http://www.portlandonline.com/bes/index.cfm?c=43444&

City of Portland, Oregon (2007) Green Streets Policy http://www.portlandonline.com/bes/index.cfm?a=154231&c=45379

City of Portland, Oregon (2008) Stormwater Management Manual

City of Seattle, Washington (2010) Seattle Municipal Code Chapter 23 - Green Factor

City of Seattle, Washington (2009) Stormwater Manual Vol. 3 of 4: Stormwater Flow Control and Water Quality Treatment, Technical Requirements Manual 2009

Davis, A.P., Shokouhian, m., Sharma, h., and minani, C. (1998) Optimization of Bioretention Design for Water Quality and Hydrologic Characteristics

Devi, Dr. B (2009) Water & Our City: A Framework for Total Water Cycle Management Strategy for City Of Sydney

Forschungsgesellschaft landschaftsentwicklung landschaftbau (landscape Research, Development and Construction Society) (2008) Guidelines for the planning, execution and upkeep of green roof sites

Government of Western Australia - Department Of Water (2009) Operational Policy No. 1.02 – Policy on Water Conservation/ Efficiency Plans

Green Roof Organisation (2011) Green Roof Code of Best Practice for the UK

joint Steering Committee for Water Sensitive Cities (jSCWSC) (2009) Evaluating Options for Water Sensitive Urban Design – A National Guide

landcom (2009) Water Sensitive Urban Design – Book 1 Policy

44

ESD Best Practice Project – WATER WATERlivingroofs.org (2010) Copenhagen’s Green Roof Ambitions http://livingroofs.org/20100522222/world-greenroof-policies/copenhagengreen-roofs.html

mcauley, A & mcmanus, R (2007) A holistic Approach to Addressing WSuD Capacity issues in local Government

mcmanus, R & morison, P (2007) Barriers And Opportunities To WSUD Adoption In The Botany Bay Catchment

melbourne Water (2005) WSUD Engineering Procedures: Stormwater

New South Wales Department of Environment and Climate Change (1998) Managing Urban Stormwater

Northern territory Government Department Of Planning And infrastructure (2009) Water Sensitive Urban Design Implementation Framework For Darwin

Prince George’s County Department of Environmental Resources (1993) Design Manual for Use of Bioretention in Storm water Management

Queensland Department Of infrastructure And Planning (2009) Water Sensitive Urban Design: Design Objectives For Urban Stormwater Management

Queensland Department Of Environment And Resource management (2010) Urban Stormwater Quality Planning Guidelines

Rabone, F (2006) The Challenge of Implementing Water Harvesting And Reuse In South Australian Towns

Singapore urban Redevelopment Authority (2009) BCA/GM GFA/2009-04-TD01 URA/PB/2009/04-DCG

upper Parramatta River Catchment trust (2004) WSUD Technical Guidelines for Western Sydney

Wong, t.h.F Ed (2006) Australian Runoff Quality

Wong t.h.F. et al. (2011) Blueprint 2011 Stormwater Management In A Water Sensitive City

Wong, t.h.F & Ashley, R. (2006) International Working Group On Water Sensitive Urban Design

Submission to the international Water Association (iWA) and the international Association on hydraulic Research, joint Committee On urban Drainage

WATER 45


Planning authority jurisdiction

Policy name Control type Status Dev’t type RequirementSource document

Equivalent provision in draft DCP2012 Is a change to draft DCP 2012 required to achieve same effect as the identified provision from other jurisdiction?

Rec. No.

City of Canada Bay

Part A - Stormwater Drainage Controls For Developments

Requirement in force All Single residential developments - Site Storage Requirement shall be

200cum per ha- Permissible Site Discharge shall be

180l/s per ha

Commercial, industrial, mixed, dual occupancy developments and residential flat buildings- Site Storage Requirement shall be

300cum per ha.- Permissible Site Discharge (PSD) shall be

200l/s per ha.

Specification For the management Of Stormwater 2009

No. Draft DCP does not contain numerical specifications for the quantum of storage requirements and discharge.

yes. Provisions that guide the quantum of site storage and discharge for different uses should be prepared. this will require catchment based stormwater modelling to be undertaken which can then inform land use and location specific on-site storage and discharge requirements. Discharge requirement should be subject to a threshold in acknowledgement that applicants for smaller develooments will not be in a position to provide such detailed analysis and information at DA stage.

17,20

City of Canada Bay

Part A - Stormwater Drainage Controls For Developments

Requirement in Force All On-site stormwater absorption (OSA) systems may be permitted if easements for stormwater disposal through adjoining downstream properties cannot be obtained and a soil assessment and permeability test is provided from a qualified Geotech Engineer

Specification For the management Of Stormwater 2009

Draft DCP contains landscape design provisions that encourageon-siteinfiltration(S.1.6.9;S.2.6.7;3.5.7).As individual lots in North Sydney often have steep gradients and shallow soils, it is appropriate to leave consideration of these design characteristics to development application stage.

No.

City of Ryde Part: 7.1 Energy Smart, Water Wise

mandated technology

in Force Alterations and Additions to a Dwelling

Any products installed as part of a development or as a replacement that are regulated for water efficiency under Water Efficiency labelling and Standards (WElS) Scheme must obtain a minimum WElS rating of 4.5 stars.

City of Ryde Development Control Plan 2010

Similar. DDCP 2012 requires all water fittings and appliances to achieve as WElS rating of 3.5stars or higher.

yes. Ratings higher than 3.5 stars should be pursued. to ‘future proof’ the DDCP, an amended provision should require products with the highest available WElS rating at the time of assessment are used.

3


mandated technology

in Force Residential Flat Buildings (RFBs) including those contained in mixed RFB/Commercial Developments Residential Conversion of Former industrial Buildings





3

APPEn D ix A – R E v iE W O F WAt ER R El At ED PROv iSiO NS FROm Ot hER AuS t R AliAN lO C Al Au t h O R i t iE S AGAiNS t N O R t h Sy DNE y DR AF t D CP PROv iSiO NSComparison of water use and stormwater provisions from other local authorities against North Sydney draft DCP2012 provisions is shown in the blue columns

WATERESD Best Practice Project – WATER

46




Rec. No.


mandated technology

in Force New Shops, industrial and Commercial Premises (including those Contained in a mixed-use Development).





3


mandated technology

in Force New and major Alterations to motels, hotels, Backpacker Accommodation and Boarding houses




yes. Ratings higher than 3.5 stars should be pursued. to ‘future proof’ the DDCP, an amended provision should require products with the highest available WElS rating at the time of assessment are used. 3


mandated technology

in Force All Other Developments (School, hospital, etc)





3


mandated technology

in Force Alterations and Additions to a Dwelling

Where new or replacement fittings are required:- shower heads shall be at least WElS 3

star rated- dual flush toilets shall be at least WElS 4

star rated- all taps ( other than bath outlets and

garden taps) shall be at least WElS 4 star rated

- bathroom and kitchen taps shall be fitted with aerators

- water closets shall have a dual flush cistern




3

47





Rec. No.


mandated technology

in Force Residential Flat Buildings (RFBs) including those contained in mixed RFB/Commercial Developments Residential Conversion of Former industrial Buildings






- water closets shall have a dual flush cistern.




3


mandated technology

in Force New Shops, industrial and Commercial Premises (including those Contained in a mixed-use Development).










3


mandated technology

in Force New and major Alterations to motels, hotels, Backpacker Accommodation and Boarding houses










3


48




Rec. No.


mandated technology

in Force All Other Developments (School, hospital, etc)

Where new or replacement fittings are required:- shower heads shall be at least WElS 3 star

rated- dual flush toilets shall be at least WElS 4








3

City of Ryde Part: 4.5 macquarie Park Corridor

Performance Criteria

in Force All commercial development

Commercial development is required to achieve a 4 Star Green Star Certified Rating. Additional floor space may be permitted within a development where the building can demonstrate design excellence and environmental sustainability. For consideration of the additional floor space a minimum 5 Green Star- Green Building Council of Australia (GBCA) should be provided.

Ryde Development Control Plan 2010

Draft DCP2012 requires developments over 5000m² in size to demonstrate that it can achieve a minimum 5 star Green Star rating. No incentivisation is provided for higher ratings.

yes. While floor space incentives may not be appropriate in the North Sydney context given the sensitive nature of uses surrounding the CBD, submission requirements and rating tool thresholds should be restructured according to use and size. use of rating tools should have a dedicated section at the beginning of S2.6 and S3.5 – Efficient use of Resources. All subsequent sections under 2.6 and 3.5 should include a statement that they only apply to developments that are not subject to the rating tool provisions.

1, 2

City of Sydney

Part E: Environmental Design Criteria

Guidance in Force All development landscaping assists in microclimate management and to maximise landscaped areas available for on-site infiltration of stormwater

- is designed to assist in stormwater control by including permeable surfaces to absorb water and minimise run-off.

- includes paving in driveways, walkways, entries, outdoor patios and garbage bin enclosures, letter boxes and clothes lines. Such paving is:

- semi-porous or graded to maximise on-site infiltration of stormwater,

- in materials and colours which complement the development,

- in non-slip finishes.

South Sydney DCP 1997: urban Design

yes No

49





Rec. No.

City of Sydney


Guidance in Force All development the stormwater drainage is designed to ensure existing downstream systems are not adversely affected. it should: - ‘fit’ as much as possible, within the hydrologyofthenaturalsystem;

- emphasise stormwater detention, vegetated overflow lines, sensitive location of discharge points and quality ofreceivingwaters;

- minimise non-porous surfaces to reduce stormwaterrun-off;

- store water for re-use (such as in rainwatertanks);

-retainexistingtreesand;- excludes land needed for natural or

modified drainage, floodplains, remnant vegetation,environmentalvalues;

- stormwater drains are designed to accept rainwater only excluding other pollutants from the City’s waterways.

On-site detention, preferably on unpaved or grass surfaces, is used to trap and remove contaminants from stormwater and increase infiltration into the ground. Where technically possible, on-site gravel filled retention pits are incorporated.


Draft DCP contains similar provisions, particularly in stormwatersections(S.1.6.9;S.2.6.7;S.3.5.7).HoweverSection 18 – Stormwater drainage does not include provisions encouraging on-site retention, mimicry of natural systems, retention of veg, etc.

yes. this type of stormwater drainage design guidance should be located in Section 18 – Stormwater drainage in addition to the existing guidance in the stormwater sub-sections in Sections 1, 2 & 3.

5

City of Sydney


incentive in Force All development A bonus floor space incentive of up to 0.25:1 of the total site area, may be applicable to sites requiring the provision of: - Stormwater amplification, integrated

water treatment facilities and large-scale detention systems and other civil infrastructure projects


No. most areas of North Sydney are fully developed and as such the introduction of floor space incentives may conflict with community expectations regarding the scale and density of their neighbourhoods. Further the number of large sites that are capable of accommodating large scale stormwater infrastructure is limited. investigation into appropriateness of this provision for particular types and sizes of non-residential development is required if such incentives are to be pursued.

City of Sydney

Section 2 General Provisions - Section 2.6 Water


Draft, likely to come into force

All developments not subject to BASiX

All new fittings and fixtures for amenities in all non-residential development, the public domain, and public and private parks are to be installed to the highest Water Efficiency labelling Scheme (WElS) star rating available at the time of development.

Sydney Development Control Plan 2010


yes. Provision similar to that contained in City of Sydney Draft Development Control Plan 2010 S2.6 Water should be included in DDCP2010 to all development not subject to BASiX

3


50




Rec. No.

City of Sydney





Rainwater tanks should be installed for all non-residential developments, including major alterations and additions, and plumbed to appropriate end uses.


the use of rainwater tanks for uses not requiring potable water is implied in many provisions, however it is not explicit.

yes. Amend existing provisions to improve guidance regarding use of rainwater.

8

City of Sydney





Where a non-residential building, the public domain, a public or private park or a community facility is serviced by a dual reticulation system for permitted non-potable uses such as toilet flushing, irrigation, car washing, fire fighting

and certain industrial purposes, the development is to provide connections for the system.


No. Further investigation into appropriateness of this provision for particular types and sizes of non-residential development is required.

City of Sydney





Water used for irrigation of public and private open space is to be drawn from reclaimed water or harvested rainwater sources. Possible sources include harvested stormwater, and treated grey water and wastewater.


yes. S.2.6.5 & S.3.5.5 provide guidance regarding the use of stormwater and greywater.

No.

City of Sydney





Separate meters are to be installed on separate units of occupancy in commercial buildings over 5,000sqm gross floor area, for example, separate tenant areas within a shopping centre.


No. DDCP does not contain any provisions requiring submetering.

yes. insert provision to apply to non-residential development in the commercial and mixed-use zones. Non-residential uses in the residential zones are unlikely to meet a 5000m² threshold.

11

City of Sydney





Separate meters are to be installed for the make-up lines to cooling towers, swimming pools, on the water supply to outdoor irrigation, and other major uses.


No. DDCP does not contain any provisions requiring submetering.

yes. insert provision to apply to all non-residential development.

12

City of Sydney





Where cooling towers are used they are:

- to be connected to a recirculating coolingwaterloop;

- discouraged where they are a single passcoolingsystems;and

- to be connected to a conductivity meter so that the blow down or bleed off system in a cooling tower can be automated based on conductivity. this ensures that the water is being re-circulated an optimum number of times before being discharged to sewer.


No. A combination of provisions contained in Strathfield municipal Council Consolidated Development Control Plan 2005 Part N and City of Sydney Draft Development Control Plan 2010 S2.6 Water should be included in the DDCP.

13

51





Rec. No.

City of Sydney





Sites of:(a) 1,000sqm or more in the Fowler’s Creek

catchment area(b) 1,800sqm or more in other catchments.

Where filtration and bio-retention devices are proposed, they are to be designed to capture and provide temporary storage for stormwater.


DDCP contains provisions that encourage stormwater detention and infiltration on all sites.

the number of large sites in North Sydney that are capable of accommodating large scale stormwater infrastructure is limited. Regardless, the DDCP encourages on-site detention for all sites.

City of Sydney





Sites of: (a) 1,000sqm or more in the Fowler’s Creek catchment area

(b) 1,800sqm or more in other catchments. Development of a site with a site area greater than 1,000sqm is to undertake a stormwater quality assessment to demonstrate that the development will achieve the post-development pollutant load standards indicated below:

- litter and vegetation larger than 5mm: 90% reduction on the Baseline Annual PollutantLoad;

- total Suspended Solids: 85% reduction ontheBaselineAnnualPollutantLoad;

- total Phosphorous: 65% reduction on theBaselineAnnualPollutantLoad;

- total Nitrogen: 45% reduction on the Baseline Annual Pollutant load


No. DDCP does not contain benchmarks for the quality of water leaving a site.

yes. Requirement for a stormwater quality assessment, utilising the CoS benchmarks, should be applied to large developments.

Further, a new objective is required regarding the improvement of post-development water quality.

16

18

City of Wollongong

Section E Environmental Controls - Chapter E14: Stormwater management

Requirement in Force All development this control is to be implemented by introducing small basins (OSD basins) on each developing site that serve to delay and reduce peak runoff from the site such that post-development discharges do no exceed pre-development levels anywhere in the catchment. Key to the design of these basins are two parameters, the permissible site discharge (PSD l/sec) and the site storage requirement (SSR m3). the PSD is the discharge limit for runoff from a development site, and SSR is the storage associated with this PSD, required to ensure that there is no increase in flood peak discharges anywhere in the catchment, for all storm frequencies and durations.

Wollongong Development Control Plan 2009

No. yes. Provisions that guide the quantum of site storage and discharge for different uses should be prepared. this will require catchment based stormwater modelling to be undertaken which can then inform land use and location specific on-site storage and discharge requirements. Discharge requirement should be subject to a threshold in acknowledgement that applicants for smaller developments will not be in a position to provide such detailed analysis and information at DA stage.

17,20


52




Rec. No.

Coffs harbour City Council

Coffs harbour Water Sensitive urban Design Policy 2009

Requirement in Force All development limit the post-development peak 1 yr Average Recurrence interval event discharge to the receiving waterway to the pre-development condition.


No. DDCP does not specifically require the post-development discharge rate to be the same or less than the pre-development discharge rate.

yes. insert new DCP objective so it is clear that subsequent provisions regarding WSuD and OSD seek to maintain or reduce stormwater discharge.

17

Coffs harbour City Council


Requirement in Force All development Capture and manage the first 10mm of runoff from all impervious surfaces of the proposed development.


No. DDCP does not specifically require the capture of the initial runoff from impervious surfaces.

yes. insert new DCP objective so it is clear that subsequent provisions regarding WSuD and OSD seek to improve stormwater quality.

18

Dungog Council

Part C - Section 18 - Water Efficiency and Water usage


in Force Commercial buildings

Commercial buildings shall install rainwater tanks that have a minimum capacity of 1,000 litres for every 10m² in ground floor area. the tank must have sufficient capacity and be connected so as to supplement water for the following services on the site:

- toilet flushing- laundry- garden irrigation- external washing (cars, paved area etc.)

Dungog Development Control Plan 2004

the use of rainwater tanks for uses not requiring potable water is implied in many provisions, however it is not explicit. Further no specification regarding tank capacity is provided.

yes. Amend existing provisions to improve guidance regarding use of rainwater. Specification of minimum tank capacity will require catchment modelling. Rainwater tank provisions should be a stormwater initiative.

8

Ku-ring-gai Council

Chapter 6 – On-site Stormwater management


in Force minor alterations and additions - any alteration or addition to a single detached dwelling where the net increase in built upon area is 100m2 or less.

At least one rainwater tank shall be established to capture all roof water from the primary building(s) on the property. minimum tank volume must be 2000l or as determined by BASiX when in force.

Water management Development Control Plan – DCP 47


yes. Amend existing provisions to improve guidance regarding use of rainwater. Rainwater tank provisions should be a stormwater initiative and be located in the stormwater section. this will ensure it does not conflict with BASiX. Specification of minimum tank capacity will require catchment modelling.

8,9, 26

Ku-ring-gai Council



in Force major alterations and additions - any alteration or addition to a single detached dwelling where the net increase in built upon area is 100m2 or greater

At least one rainwater tank shall be established to capture all roof water from the primary building(s) on the property. minimum tank volume must be 3000l or as determined by BASiX when in force. Water to be used for garden irrigation only or as determined by BASiX when in force. until such time as BASiX is in force for alterations and additions, in addition to the mandatory rainwater tank, the design of the development shall include a proposal for additional retention of a minimum 2000l



yes. Amend existing provisions to improve guidance regarding use of rainwater. Rainwater tank provisions are a stormwater initiative and should be located in the stormwater subsection. Specification of minimum tank capacity will require catchment modelling.

8,9, 26

53





Rec. No.

Ku-ring-gai Council



in Force Dual Occupancies - two dwellings on one allotment (either attached or detached), where either one or both of the dwellings are new.

At least one rainwater tank shall be established to capture all roof water from the primary building(s) on the property. minimum tank volume must be as determined by BASiX for the new dwelling plus 5000 litres of storage for the existing dwelling to be retained.


No. No. this type of development is covered by BASiX.

Ku-ring-gai Council



in Force multi unit Development - any development involving three or more dwellings on one allotment, regardless of the size of the allotment and regardless of whether the dwellings are attached or detached. includes SEPP 5 housing and residential flat buildings.

At least one rainwater tank shall be established to capture all roof water from the primary building(s) on the property. minimum tank volume must be 1000l per unit or 20m3, whichever is the greater, or as determined by BASiX when in force. Water must be used for all irrigation, toilet flushing and laundry or as determined by BASiX


No No. this type of development is covered by BASiX.

Ku-ring-gai Council



in Force Business, commercial or retail premises - any building to be used for business, commercial or retail purposes, including professional consulting rooms and mixed developments

At least one rainwater tank shall be established to capture all roof water from the primary building(s) on the property. minimum tank volume must be 1000l per 100m2 floor space or as determined by BASiX when in force. Water must be plumbed to all toilets and for garden irrigation, or as determined by BASiX when in force


the use of rainwater tanks for uses not requiring potable water is implied in many DDCP provisions, however it is not explicit. Further no specification regarding tank capacity is provided.

yes. Amend existing provisions to improve guidance regarding use of rainwater. Specification of minimum tank capacity will require catchment modelling. Rainwater tank provisions should be a stormwater reduction initiative and do not conflict with BASiX..

8


54




Rec. No.

Newcastle City Council

Element 4.05 Water management


in Force All residential development where impervious area is created that is not subject to BASiX

A rain water tank with a minimum capacity of 3,000 litres is required in order to reduce mains water demand and to assist in minimising stormwater discharge from the site. the tank water must be used to supply all toilet cisterns and washing machine taps. the water should also be used for garden watering. Overflows must be connected to other discharge controls.

Newcastle DCP 2005


yes. Amend existing provisions to improve guidance regarding use of rainwater. Rainwater tank provisions relate to stormwater and should be located accordingly. Specification of minimum tank capacity will require catchment modelling..

8,9, 26




in Force All development where impervious area is created that is not subject to BASiX

Where plumbing fixtures and water appliances are proposed to be installed, such are to be of the following type:

- AAA (or better) water rated showerheads;

- maximum 6-litre/3-litre dual flush toilet cisterns where they are not supplied by a roof water tank.

- Where washing appliances are installed, they should be AAA (or better) water rated where they are not supplied by a roof water tank.

- Where installed, garden water hoses should be fitted with trigger nozzles in order to maximise the efficiency of garden watering.

- Dishwashers AAA or better rated

Newcastle DCP 2005



3




in Force All development where impervious area is created that is not subject to BASiX

Onsite stormwater storage provision dependant on size of sites with particular impervious area coverage. this can be achieved by intercepting and storing 12mm of rainfall from a minimum of 90% of the impervious area of the site.

Where the proposed development covers 100% of the site area, the interception and storage of 25mm of rainfall will achieve the peak runoff requirement. the rainfall depth storage can be linearly interpolated between 12 and 25mm for sites between 50% and 100% of the impervious area of the site.

Newcastle DCP 2005

No. DDCP does not specifically require the capture of the initial runoff from impervious surfaces.

yes. insert new DCP objective so it is clear that subsequent provisions regarding WSuD and OSD seek to improve stormwater quality. Principle of greater storage for larger sites is supported but overly specific controls such as those in Newcastle DCP are difficult to implement.

minimisation of impervious area should be an expressly stated objective.

18

34

55





Rec. No.

Parramatta City Council

Part 3 Development Principles

3.3.6 WSuD

Requirement in Force All new non-residential development

Non-residential alterations and additions where the increase in the roofed and / or impervious area* is equal to or greater than 150m2

WSuD principles are to be integrated into the development through the design of stormwater drainage, on-site detention and landscaping and in the orientation of the development rather than relying on ‘end of pipe’ treatment devices prior to discharge.

Parramatta Development Control Plan 2011

yes. S.2.6.7 & S.3.5.7 – Stormwater and water management deal with WSuD.

the emphasis on managing stormwater ‘at source’ or ‘on site’ instead of relying on ‘end of pipe’ treatment should be evident in stormwater objectives.

19



3.3.6 WSuD



Operating practices and technology are to be employed to prevent contamination of stormwater


yes. S.2.6.7 and S.3.5.7 – Stormwater and water management require applicants to demonstrate how the quality of water leaving the site will be improved.

No.



3.3.6 WSuD



Development is to be sited and built to minimise disturbance of the natural drainage system.


No. yes. Requirement for a stormwater quality assessment, utilising the Parramatta benchmarks, should be applied to large developments.

Further, a new objective is required regarding the improvement of post-development water quality.

A provision should be inserted to ensure impervious areas are minimised.

16

18,19

34


56




Rec. No.



3.3.6 WSuD



Rainwater tanks or other alternative water sources are to be installed to meet 80% of toilet and laundry demands.


No. yes. Expressing a reduction in potable water usage as a percentage holds little meaning at DA stage especially for small DAs to which the provision will apply. A new provision should seek to ‘maximise’ the use of alternative water sources.

Other uses of non-potable water should also be included such as water features, toilet flushing, laundry, irrigation, machinery and cooling towers.

26

8



3.3.6 WSuD



Connection to recycled water (serviced by dual reticulation) for permitted non-potable uses such as toilet flushing, laundry, irrigation, car washing, fire fighting, industrial processes and cooling towers


No. yes. include provision regarding the use of recycled water.

27



3.3.6 WSuD



Cooling towers are to be connected to a conductivity meter to ensure optimum circulation;includeawatermeterconnected to a building energy and water meteringsystemtomonitorwaterusage;and to employ alternative water sources where practical.


No. yes. A combination of provisions contained in Strathfield municipal Council Consolidated Development Control Plan 2005 Part N and City of Sydney Draft Development Control Plan 2010 S2.6 Water should be included in DDCP2012.

13

57





Rec. No.



3.3.6 WSuD



irrigation, water features and other open space features are to be supplied from alternative sources to meet 80% of demand.


No. yes. Expressing a reduction in potable water usage as a percentage holds little meaning at DA stage. A new provision should seek to ‘maximise’ the use of alternative water sources. Other uses of non-potable water should also be included such as water features, toilet flushing, laundry, irrigation, machinery and cooling towers.

26

27

8

Strathfield municipal Council

Part N - Water Sensitive urban Design

Requirement

Guidance

in force All new commercial, retail, mixed use and industrial development greater than 1,500m2 total site area

New residential villas, flats and townhouses greater than 2,000m2 total site area.

Where cooling towers are used they are:

- to be connected to a conductivity meter to ensure optimum circulation before discharge.

- to include a water meter connected to a building energy and water metering system to monitor water usage.

- to employ alternative water sources for cooling towers where practical

Strathfield municipal Council Consolidated Development Control Plan 2005

No yes. A combination of provisions contained in Strathfield municipal Council Consolidated Development Control Plan 2005 Part N and City of Sydney Draft Development Control Plan 2010 S2.6 Water should be included in DDCP2012.

13




Submission Requirement

in Force All new commercial, retail, mixed use and industrial development greater than 1,500m2 total site area

Water use within public open space (for uses such as irrigation, pools, water features etc.) should be supplied from sources other than potable mains water to meet 80% water use demand


Similar provisions for non-potable water use for irrigation and toilet flushing(S2.6.5, S3.5.5). No use of thresholds.

yes. Expressing a reduction in potable water usage as a percentage holds little meaning at DA stage. A new provision should seek to ‘maximise’ the use of alternative water sources. Other uses of non-potable water should also be included such as water features, toilet flushing, laundry, irrigation, machinery and cooling towers.

threshold for large developments should be introduced with more onerous submission requirements.

26

27

8

23





Dual reticulation is to be installed for toilet flushing, laundry, irrigation and potentially cooling towers in large redevelopment areas


No yes. A combination of provisions contained in Strathfield municipal Council Consolidated Development Control Plan 2005 Part N and City of Sydney Draft Development Control Plan 2010 S2.6 Water should be included in DDCP2012.

27


58




Rec. No.





Stormwater quality requirements are:

- 90% reduction in the post development mean annual load of total gross pollutant (greater than 5 mm)

- 85% reduction in the post development mean annual load of total Suspended Solids (tSS).

- 60% reduction in the post development mean annual load of total Phosphorus (tP).

- 45% reduction in the post development mean annual load of total Nitrogen (tN)


No yes – new provisions required to detail stormwater quality improvement commensurate with the scale and likely impact of the development.

16


Part C - multiple-unit housing


in Force multiple-unit housing

Developments are required to be fitted with appliances and plumbing hardware which have a “AAA” Australian Standards Water Conservation Rating and meet the manual of Assessment Procedure for Water Efficient Appliances SAA mP64-1995 which aim to reduce water consumption, including those devices indicated below:

- Shower head which allows 9 litres flow or less per minute

- Water tap which allows 9 litres flow or less per minute

- Dual flush toilet with maximum 6/3 litre capacity dual flush cistern or approved dual flush equivalent

- low water use dishwasher and washing machine.



yes. Provision similar to that contained in City of Sydney Draft Development Control Plan 2010 S2.6 Water should be included in DDCP2012 to all development not subject to BASiX

3


Part C - multiple-unit housing


in Force multiple-unit housing

A rainwater collection tank must be included in all multiple unit housing developments. the use of tank water for outdoor purposes such as garden watering should have the effect of ‘saving’ higher-grade water. the size of the rainwater tank will be based on the following calculation:

- First 10 dwellings – minimum 500 litres per dwelling = 5000litres

- Each dwelling thereafter – additional minimum 250 litres per dwelling



No. this provision duplicates BASiX.

59





Rec. No.

City of melbourne

Clause 22.23 Stormwater management (Water Sensitive urban Design)

Requirement in Force New buildings

Extensions to existing buildings which are 50 square metres in floor area or greater.

A subdivision in a business zone

Ensure that developments comply with the best practice performance objectives for suspended solids, total phosphorus and total nitrogen, as set out in the urban Stormwater Best Practice Environmental management Guidelines, victoria Stormwater Committee 1999 as amended. Currently, these water quality performance objectives require:

- Suspended Solids - 80% retention of typical urban annual load

- total Nitrogen - 45% retention of typical urban annual load

- total Phosphorus - 45% retention of typical urban annual load

- litter - 70% reduction of typical urban annual load

melbourne Planning Scheme

No. yes – new provisions required to detail stormwater quality improvement commensurate with the scale and likely impact of the development.

16

Queensland Government

Part 4 – Water meters for new premises

Requirement in Force meterable premises within the following classifications under the Building Code of Australia

- the sole-occupancy unit of a class 5, 6, 7 building

the water supply to a meterable premise must be fitted with a device (water meter) to measure the amount of water supplied to the premises.

Each water supply to a meterable premise is to be fitted with a water meter which measures only the water supplied by that water supply to that meterable premise.

Queensland Plumbing and Wastewater Code

No. yes. insert provision to apply to non-residential development.

11

landcom WSuD Policy 2009 Requirement in Force Non-residential development

100% of commercial buildings must be designed to achieve a 5 star NABERS Rating.

WSuD Policy 2009 Draft DCP2012 requires an independent energy assessment report for new commercial buildings, refurbs, tenancies and fitouts demonstrating potential for 4.5star NABERS rating (S2.6.1). however no such provision applied to non-residential devt. in res zones or for water

yes. Restructure submission requirements and rating tool thresholds according to use and size. use of rating tools should have a dedicated section at the beginning of S2.6 and S3.5 – Efficient use of Resources. All subsequent sections under 2.6 and 3.5 should include a statement that they only apply to developments that are not subject to the rating tool provisions.

2

landcom WSuD Policy 2009 Requirement in Force All development 100% of new developments are to incorporate a dual water reticulation system to supply non-potable water to toilets gardens and laundry. Where recycled water is available it must be connected and utilised for these uses.

WSuD Policy 2009 No. yes. Other uses of non-potable water should also be included such as water features, toilet flushing, laundry, irrigation and cooling towers.

27


60




Rec. No.

landcom WSuD Policy 2009 Requirement in Force All sub-divisions Pollution control - using best practice WSuD technologies achieve the following pollution targets:

- 45% reduction in the mean annual load of total Nitrogen (Stretch target 65%)

- 65% reduction in the mean annual load of total Phosphorus (Stretch target 85%)

- 85% reduction in the mean annual load of total Suspended Solids (Stretch target 90%).

WSuD Policy 2009 No. yes – new provisions required to detail stormwater quality improvement commensurate with the scale and likely impact of the development.

16

61



Policy name Control type Status Requirement Source document

Chicago, illinios, uSA Chicago Green homes Program Guidance

incentive

in Force Reduce site’s overall net imperviousness in order to reduce the rate and quantity of stormwater runoff.

Chicago Green homes Program


incentive

in Force Remove 80% post-development total suspended solids from stormwater runoff.



incentive

in Force install stormwater treatment systems such as Filtration Basins, Rain Gardens, vegetated Filter Strips, or Bioswales (grass swales) to reduce and treat stormwater volumes leaving the site - the vegetated area provided must receive runoff from adjacent impervious surfaces. this includes use of parking lot islands



incentive

in Force use permeable materials for at least 40% of driveways, patios, and walkways.



incentive

in Force Provide a green roof on 10 - 50% of the total roof area (including garage roofs).


Chicago, illinios, uSA hB1013 Performance Criteria in Force New buildings and major renovations of 10,000 sq ft or more must achieve at minimum lEED Silver or equivalent certification. New buildings and major renovations less than 10,000 sq ft must strive to meet the highest standard of the lEED rating system or equivalent but are not required to achieve certification.

Public Act 096-0073 (2009)

london, uK Policy 5.11 Green Roofs And Development Site Environs

Guidance in Force incorporate living roofs and walls, where feasible to delivers as many of the following objectives as possible:

- Accessible roof space- Adapting and mitigating for climate change- Sustainable urban drainage- Enhancing biodiversity- improved appearance- improvements to appearance and resilience of the building- growing food

london Plan (2011)

london, uK Policy 5.10 urban Greening Guidance in Force Development proposals should integrate green infrastructure from the beginning of the design process to contribute to urban greening, including the public realm. Elements that can contribute to this include tree planting, green roofs and walls, and soft landscaping.

london Plan (2011)

london, uK Chapter 4 – managing Flood Risks

Guidance in Force the City of london Corporation should consider installing sustainable drainage systems, green roofs or green walls on City of london Corporation-owned car parks and buildings when they are refurbished or replaced.

City of london Corporation - Climate Adaptation Strategy (2007)

london, uK Chapter 4 – managing Flood Risks

Guidance in Force the City of london Corporation should examine a range of incentives to encourage sustainable drainage systems and green roofs.


APPEn D ix B – WSuD BE S t PR AC t iCE - iN t ER NAt iO NAl


62



london, uK Chapter 5 – managing Water use Requirement in Force Water consumption is limited new dwellings and flats to 125 litres per person per day using the 'Water Efficiency Calculator for New Dwellings'. the calculator encourages the use of efficient fittings and appliances and 'non-wholesome' water such as harvested rainwater or reclaimed grey water for toilet flushing etc


london, uK Policy CS15: Sustainable Development and Climate Change

Requirement in Force Requiring all redevelopment proposals to demonstrate the highest feasible and viable sustainability standards in the design, construction, operation and “end of life” phases of development. Proposals for major development should aim to achieve a BREEAm rating of “excellent” or “outstanding”.

City of london Corporation - local Development Framework Core Strategy


Performance Criteria in Force Residential development should aim to achieve a minimum standard of Code for Sustainable homes level 4, rising to level 6 by 2016 or in line with government targets

City of london Corporation - local Development Framework Core Strategy 2011


Requirement in Force Requiring development to positively address water quality and flood riskparticularlyinareasatriskofsewerflooding;


london, uK Policy CS18: Flood Risk Requirement in Force Reducing the risks of flooding from surface water throughout the City, ensuring that development proposals minimise water use and reduce demands on the combined surface water and sewerage network by applying the london Plan drainage hierarchy.


london, uK Policy CS18: Flood Risk Requirement in Force Reducing rainwater run-off, through the use of suitable Sustainable urban Drainage Systems (SuDS), such as green roofs and rainwater attenuation measures, particularly in critical drainage areas.


london, uK Policy CS17 Open Spaces and Recreation

Requirement in Force Seeking to maintain a ratio of at least 0.06 hectares of high quality, publicly accessible open space per 1,000 weekday daytime population:

- creating additional civic spaces from underused highways and other land where this would not conflict with other strategic objectives;

- encouraging high quality green roofs, particularly those which are publicly accessible.


New york, uSA Chapter 31 house/Site Connections to the Sewer System - Standards for Release Rates

Requirement in Force the Stormwater Release Rate must be no more than the greater of 0.25 cfs (425l/min). Applies to developments with increased impervious surfaces or building footprints on lots by more than 20% of existing impervi¬ous surfaces.

Rules of the City of New york (1991)

New york, uSA Guidelines for the Design and Construction of Stormwater

Guidance in Force manage the first inch of runoff from 10% of the impervious surfaces in combined sewer watersheds through source controls.

NyC Green infrastructure Plan (2010)

Portland, Oregon, uSA ENB 4.16 - Clean River incentive and Discount Program

incentive in force Stormwater discounts are limited to the on-site component of the basic stormwater management charge. the on-site component is set at 35% of the basic stormwater management charge for the first ten fiscal years of the stormwater discount program. the City shall make stormwater discounts available through june 30, 2017.

City of Portland Sewer, Stormwater & Erosion Control Policy (2006)

63




Portland, Oregon, uSA ENB 4.19 - Green Streets Policy Requirement in force incorporate green street facilities into all City of Portland funded development, redevelopment or enhancement projects. Any City of Portland funded development, redevelopment or enhancement project, that does not incorporate green street facilities but requires a street opening permit or occurs in the right of way, shall pay into a “% for Green Street: fund. the amount shall be 1% of the construction costs for the project. Exceptions:

- Emergency maintenance and repair projects- Repair and replacement of sidewalks and driveways- Pedestrian and trail replacement- tree planting- utility pole installation- Street light poles- traffic Signal poles- traffic Control Signs- Fire hydrants- Where this use of funds would violate contracted or legal

restrictions.


Portland, Oregon, uSA ENB 4.21 - Downspout Disconnection Program

Requirement in force Downspout Disconnection Program provide incentives for property owners in targeted neighbourhoods in combined sewer basins to disconnect their downspouts from the combined sewer system and to allow their roof water to drain to gardens and lawns.

the Downspout Disconnection Program has different approaches for each distinctive geographic target area:

- voluntary disconnection- mandatory disconnection- “Aggressive” voluntary disconnection

the City of Portland does not intend to create any more mandatory areas because of the success of voluntary approaches in meeting current deadlines, but reserves the right to establish mandatory areas if required by regulatory needs.


Portland, Oregon, uSA ENB 9.1 - Green Building Policy Performance Criteria in Force Require that all City of Portland funded projects must meet the lEED Silvercertification;

City of Portland, Green Building Policy (2005)

Portland, Oregon, uSA ENB 9.1 - Green Building Policy Performance Criteria in Force All new, City of Portland owned facilities construction projects meet lEED Gold certification, requiring at least:-75%ofallconstructionanddemolitionwasteisrecycled;and- 30% beyond City of Portland’s Stormwater management manual baselinecoderequirements;and

- 30% water savings beyond the Energy Policy Act of 1992 baseline coderequirements;and

- 30% energy savings beyond baseline requirements


Portland, Oregon, uSA ENB 9.1 - Green Building Policy Performance Criteria in Force Require design and construction of all new City-owned facilities to include an ecoroof with at least 70% coverage AND high reflectance, Energy Star-rated roof material on any remaining non-ecoroof roof surfacearea;OR,EnergyStar-ratedroofmaterialwhenanintegratedecoroof/Energy Star-rated roof is impractical.



64



Portland, Oregon, uSA ENB 9.1 - Green Building Policy Performance Criteria in Force Require that all tenant improvements to City-owned facilities are lEED for Commercial interiors Silver AND/OR G/Rated tenant ImprovementGuidecertified;and


Portland, Oregon, uSA Chapter 1: Requirements and Policies

Performance Criteria in Force 70% removal of total suspended solids is required from 90 percent of the average annual runoff. in watersheds that have established total maximum daily loads or that are on City of Portland’s list of impaired waters, stormwater management facilities must be capable of reducing the pollutant(s) of concern.

Portland Stormwater management manual, 2008

Seattle, Washington, uSA Chapter 23 - Green Factor Requirement in Force Development standards for certain areas require landscaping that meets a minimum Green Factor score. All required landscaping shall meet standards to provide for the long-term health, viability, and coverage of plantings. these standards may include, but are not limited to, the type and size of plants, spacing of plants, depth and quality of soil, use of drought-tolerant plants, and access to light and air for plants.

Seattle municipal Code (2010)

Seattle, Washington, uSA Chapter 22 – Stormwater minimum Requirements

Requirement in Force must implement green stormwater infrastructure to infiltrate, disperse, and retain drainage water onsite to the maximum extent feasible without causing flooding, landslide, or erosion impacts

Seattle municipal Code (2010)

Seattle, Washington, uSA Ordinance Number: 122054 incentive in Force height or density bonus to commercial or residential projects that achieve at least lEED Silver certification and contribute to affordable housing.

Council Bill Number: 115524

toronto, Canada Chapter 492 - Green Roof Construction Standard

Requirement in Force the green roof coverage requirement is graduated, depending on the size of the building. the total roof area of the building or building addition excluding: -Areasdesignatedforrenewableenergydevices;- Private terraces no greater in area than the floor of the abutting residentialunitattherooflevel;and

- in the case of a residential building or a building addition to a residential building, outdoor amenity space up to a maximum of two square metres per dwelling unit contained in the residential building or building addition to the residential building

toronto municipal Code (2009)

toronto, Canada Chapter 492 - Green Roof Construction Standard

Requirement in Force Cash in lieu of construction of a green roof. - Where less than the required green roof coverage than otherwise

would be required, the applicant shall make a payment of cash in lieu of construction of a green roof for the reduced area based on the average actual cost of construction of a green roof which at the time of passing of this chapter shall be deemed to be $200.00/m2.

- All of the funds collected as cash in lieu of construction of a green roof shall be segregated and directed to the Eco-Roof incentive Program of the City for the provision of green roofs on existing buildings.

toronto municipal Code (2009)

toronto, Canada Eco-Roof incentive Program incentive in Force Green roofs are eligible for a grant of $50 per square metre up to $100,000 per project

Climate Change, Clean Air and Sustainable Energy Action Plan: moving from Framework to Action)

65


APPEn D ix C – N O R t h Sy DNE y DD CP2012 A SSE SSmEN t

the analysis of the planning documents from other jurisdictions has shown that ‘best practice’ approaches to the regulation of water use and stormwater generally do the following:A. Encourageahighlevelofmanagementofwateruseinvolvingtheappropriateuseofallavailablewatersourcesonthebasisthatthewaterisfitforpurpose;B Utiliseabroadrangeofmechanismsandapplytheminsuchawaythatiscommensuratewiththescaleandlikelyimpactofthedevelopment;C. Setambitious,althoughnotunreasonable,performancecriteriawhereappropriate;D. Incorporateprovisionsthatareclearandeasytounderstand;E. Linktoaclearstrategicvisionorpolicy;F. Incorporateprovisionsthatareacceptedbythedevelopmentindustry;andG. Fit within development assessment framework.

Assessment of draft DCP 2012 provisions against the above best practice criteria is in the blue columns. Relevant objectives are included to aid clarity.

Water use and stormwater management Draft DCP section Res. justification*

Best practice criteriaComment

Rec. No.Objective/Provision 01 02 03 14 15 17 18 A B C D E F G

General Objectives (S.1.1.1, S.2.1.1, S.3.1.1) y Objective

Ob. Development incorporates innovative sustainable design to reduce energy and water consumption, and meets or exceeds sustainability requirements.

X X X Objective

Ob. Developments minimise stormwater runoff, and encourage recycling where possible. X Objective this objective should refer to stormwater quality and should also apply to Section 1 and Section 3.

58, 59

Properties with a foreshore frontage (S.1.3.4, S.3.2.4)

Ob. to promote a scale and form of development that enhances the scenic, environmental and cultural qualities of the foreshore.

X X Objective

Pr. minimise disturbance of existing vegetation, surface and underground drainage to minimise run-off into the water.

X X n/a n/a n/a ? y y y y General guidance however level of excavation permitted could be quantified.

Site Coverage (S.1.5.5, S.3.4.4)

Ob. to limit the building footprint so as to ensure adequate provision is made for landscaped area.

X X Objective

Pr. maximum site coverage must be in accordance with table B-1.5. the following items are considered to constitute site coverage:(a) buildingsasdefinedbytheEP&AAct;(b) garagesandcarports;(c) sheds;(d) enclosed/covereddecks,pergolasandthelike;(e) swimming pools, spa pools and the like.

X X n/a n/a y y y y y y

Landscape Area (S.1.5.6, S.3.4.5)

Ob. the specific objectives of the landscaped area controls are to:(d)maximiseretentionandabsorptionofsurfacedrainagewateronsite;(e) minimiseobstructiontotheundergroundflowofwater;(f) promote substantial landscaping, including trees which will grow to a minimum

heightof15m;

X X Objective

Pr. Provide minimum landscaped area and maximum un-built upon areas must be in accordance with table B-1.6. landscaped area is considered to comprise all parts of a site used for growing plants, grassesandtrees,butdoesnotincludeanybuilding,structureorhardpavedarea;

X X n/a n/a y y ? y y y Remove the word ‘must’ to improve clarity.

Pr. use pervious materials or stepping stones where pathways are incorporated within side setbacks.

X X n/a n/a n/a ? y y y y

Excavation (S.1.5.7, S.3.4.6)


66




Ob. to minimise excavation and site disturbance so as to retain natural landforms, natural rock faces, sandstone retaining walls and the like and to retain natural water runoff patterns and underground water table and flow patterns.

X X Objective

Pr. Development that includes excavation must not be carried out unless:(c) thenaturaldrainagepatternsofthelandandcatchmentwillnotbedisrupted;

and

X X n/a n/a y n/a y y y y

Landscaping (S.1.5.8, S3.4.7)

Ob. landscaping and planting satisfies minimum performance standards and is sustainable and appropriate to the site.

X X Objective

Pr. Developments should incorporate locally occurring native species to extend habitats for fauna and reduce water and fertilizer requirements.

X X Alts and adds y n/a n/a y y y y

Front gardens (S.1.5.9, S3.4.8)

Ob. to maximise water infiltration on a site. X X Objective

Pr. the entire front setback must not be paved or concreted. X X n/a n/a n/a n/a y y y y

Swimming pools and spas (S.1.5.11)

Ob. to minimise the use of potable water supplies X Objective

Pr. A water tank must be installed and be of sufficient capacity to ensure that the pool can be topped up to the manufacturer’s recommended level without the need to rely on potable water supplies. this requirement is over and above any additional requirements associated with P3, P4 and P5 to subsection 1.6.9 of this DCP relating to water conservation and water tanks. the tank must be fed by down pipes from a minimum of 50m2 of roof area of the dwelling on the site. the size of the water tank must be provided in accordance with that specified in table B-1.7.

X Altsandadds;guidance

y y y y y y y

Pr. A pool cover must be installed where a proposed development includes a swimming pool or spa.

X n/a n/a n/a y y y y

Tennis courts (S.1.5.12)

Ob. to minimise adverse affects on residents of adjoining properties. X Objective ? y y y N N

Pr. All stormwater run-off must drain to Council’s stormwater system. X n/a n/a N N y y y y Run-off, including from tennis courts, should, where practical, be detained on-site before being discharged to Council’s stormwater system.

28

Water conservation (S.1.6.8)

Ob. to minimise the use of potable water. X Objective Relocate applicable objective to ensure this provision is applied to both res and non-res.

29

Pr. A BASiX Certificate is required to be submitted with all residential development types nominated under SEPP (Building Sustainability index: BASiX) 2004.

X Guidance y y y y y y y Note should be added to this provision stating that all subsequent water conservation provisions only apply to developments not subject to BASiX.

30

67





Pr. Where the proposed development involves the installation of new water fittings and white goods, they must have a WElS rating of 3.5 stars or higher.

X Alts & adds the particular star rating of individual fittings and appliances is information that is not generally available at development application stage. A review of assessment reports suggests that this provision is not being implemented. this is arguably correct given that in most instances BASiX is relied upon. however, the provision is still valuable in that it provides guidance to property owners in reducing their water consumption, particularly those doing alts and adds. Performance standard needs to be more ambitious and future proofed. thresholds need to be clarified so that it is clear what provisions apply to what development category and what development size.

30

3

2

Pr. Rainwater tanks are to be installed in accordance with the exempt development requirements under SEPP (Exempt and Complying Development Codes) 2008.

X Guidance n/a ? N N y y y No performance standard is provided. thresholds and capacity requirements should be prepared as part of the integrated Stormwater Strategy.

Pr. install a stormwater tank where this will not affect amenity, views and other requirements of this section of the DCP.

X Guidance;Alts& adds

n/a ? N N y y y Guidance only.

Stormwater retention (S.1.6.9) Amend to stormwater ‘management’. Section deals with more than just retention.

6

Ob. to minimise off-site localised flooding or stormwater inundation. X Objective Additional objectives required to emphasise quality and quantity issues regarding stormwater. this objective should also apply to commercial and mixed use development.

17, 19, 18, 20

Pr. use site contouring and landscaped areas to increase on-site infiltration of stormwater.

X n/a n/a N N y y y y Guidance regarding contouring is appropriate however storage and discharge thresholds and quantitative performance standards should be introduced to further encourage WSuD on-site. this will require catchment based stormwater modelling to be undertaken which can then inform land use and location specific on-site storage and discharge requirements. Existing provision should also apply to commercial and mixed-use development.

37, 23

Pr. Grade land around structures to divert surface water to the street and clear of existing and proposed structures and adjoining premises.

X n/a n/a N N y y y y Provision should be amended so that diversion of water to street is deleted. On-site detention is preferred before discharge to street.

31

Pr. Provide and implement a soil and water management Site Work Plan which ensures minimum soil erosion and maintenance of downstream water quality. the Site Work Plan outlines practices to control runoff, mitigate soil erosion and trap pollutants before these can reach down slope lands and receiving waters.

X n/a n/a N N y y y y this provision should be replaced with a requirement to submit an Erosion and Sediment Control Plan to ensure consistency with other sections.

21

Energy efficiency (S.2.6.1, S.3.5.1)

Ob. to ensure that developments minimise their use of non-renewable energy resources and water consumption

X X Objective Remove reference to water consumption as is addressed in Water Conservationsections(S2.6.5;S3.5.5)

32

waterESD Best Practice Project – WATER

68




Pr. Developments involving the provision of more than 5,000m2 of office floor space must demonstrate that the development can achieve a minimum 5 star rating under the Green Building Council of Australia’s Green Star – Office rating tool. the rating tool can be obtained from the Green Building Council of Australia’s website - www.gbca.org.au

X n/a y y y ? y y ? Green Star rating tools deal with many sustainability issues including water. this provision should be relocated from the Energy Efficiency Section to reflect Green Star’s broader applicability.

Green Star ratings are rarely obtained prior to DA approval as developers are usually not prepared to spend the time and money submitting an application for a Green Star rating unless consent has been issued. While the commitment agreement associated with NABERS aims to align the use of that rating tool with the development assessment process, no such mechanism is available under Green Star. having said that, mandating ambitious ratings under third party rating tools appears to be consistent with national and global trends.

Rating tool thresholds need to be restructured according to use and size. use of rating tools should have a dedicated section at the beginning of s.2.6 and s.3.5 – Efficient use of Resources. All subsequent sections under 2.6 and 3.5 should include a statement that they only apply to developments that are not subject to Green Star rating tool provisions.

2

Water Conservation (S.2.6.5, S.3.5.5)

Ob. to minimise water use within buildings. X X Objective Change wording to reference only potable water and remove “within building” reference.

29

Ob. to encourage the reuse of potable water and stormwater runoff.. X X Objective Reword to encourage the reuse of rainwater and stormwater. 33

Ob. to minimise stormwater runoff. X X Objective Delete provision. Covered in stormwater management 10

Pr. Where the proposed development involves the installation of new water fittings and white goods, they must have a WElS rating of 3.5 stars or higher.

X X Guidance;Alts& adds

y ? N ? y N N the particular star rating of individual fittings and appliances is information that is not generally available at development application stage. A review of assessment reports suggests that this provision is not being implemented. however, the provision is still valuable in that it provides guidance to property owners in reducing their water consumption, particularly those doing alts and adds. thresholds need to be clarified so that it is clear what provisions apply to what development category and what development size.

Reword to include “highest WElS rated appliance at time of development”

3

Pr. Reuse grey water for subsurface irrigation and toilet flushing. X X Guidance;Alts& adds

y y y y y y y Additional non-potable uses could be mentioned. 27

Pr. harvest and use rainwater for garden irrigation and toilet flushing. X X Guidance;Alts& adds

y N N y y y y this guidance should be a stormwater initiative. 8, 7, 9

Pr. Collect and reuse stormwater runoff for subsurface irrigation. X X Guidance;Alts& adds

y y y y y y y

Pr. Ensure paved areas are at least 50% pervious.. X X n/a n/a ? y N ? y y this provision does not relate to water conservation and should be relocated to the stormwater management section and should also apply to residential development.

35

Pr. use endemic plants and xeriscape principles in landscaping. X X Guidance;Alts& adds

y N N ? ? y y Amend provision to provide further guidance to reader regarding endemic species.

36

69





Pr. install water efficient irrigation systems and controls. X X Guidance;Alts& adds

y N N y y y y this is appropriate given WElS does not cover irrigation systems.

Pr. use grass swales and detention basins to minimise and filter runoff. X X n/a n/a N N N ? y y thresholds and performance criteria regarding WSuD to be provided via other provisions. this provision does not relate to water conservation and should be relocated to the stormwater management section and should also apply to residential development.

37, 23

Pr. use of waterless urinals. X X n/a (comm. only)

y N N ? y y y Provision should be reworded to improve legibility.

Pr. install sensor operated taps, or automatic shutoff taps, especially in public areas. X X n/a (comm. only)

y y N y y y y information regarding individual fittings and appliances is not generally available at development application stage. however, the provision is still valuable in that it provides guidance to property owners in reducing their water consumption.

Pr. A BASiX Certificate is required to be submitted with all buildings incorporating residential development types nominated under SEPP (Building Sustainability index: BASiX) 2004

X Guidance y y y y y y y

Stormwater and water management (S.2.6.7, S.3.5.7) Amend to ‘stormwater management’, to avoid confusion with water conservation section.

6

Ob. to protect watersheds, maintain water quality and maximise on-site retention. X X Objective Additional objectives required to emphasise quality and quantity issues regarding stormwater. New objective required regarding localised flooding.

17, 15, 18, 19, 20

Pr. An Erosion and Sediment Control Plan for the construction and operation of the building are required in accordance with Part B: Section 17 - Erosion and Sedimentation Control.

X X n/a n/a N N y ? y y Directs reader to Section 17. thresholds and performance criteria not necessary.

Pr. Demonstrate how run-off from the site will be minimised and the quality of water leaving the site is improved.

X X n/a n/a N N y ? y y this provision should also apply to residential development. thresholds and performance criteria for discharge and water quality should be included. however, quantitative performance criteria will require catchment based modelling.

16, 25

Pr. minimise stormwater runoff through use of water retention facilities or using porous surfaces for paving in outdoor areas.

X X n/a n/a N N y ? y y this provision should be amended to strengthen WSuD guidance and separate from porus paving requirements. thresholds and performance criteria regarding WSuD to be prepared as part of integrated stormwater strategy.

16, 25, 37

Pr. Collect and reuse rainwater in irrigation, car washing and toilet flushing where practicable.


y N N y y y y Delete. this is covered by S.2.6.5 & S.3.5.5 – Water conservation 38

Pr. Water saving measures should be incorporated within the building’s operation (such as low flow tap and shower heads).



Pr. Water efficient fixtures and fittings must be used for the conservation of water. X X Guidance;Alts& adds


Pr. landscaping should be used to assist in microclimate management using endemic plants and xeriscape principles.


y N N ? y y y Delete. this provision does not relate to stormwater management. the water conservation benefits of native flora is dealt with in S.2.6.5 & S.3.5.5 – Water conservation

41


70




Pr. Water consumption should be monitored and reported to help understand water usage and prevent its wastage.

X X n/a y N N ? y y y Provisions dealing primarily with water conservation should be located at S.2.6.5 & S.3.5.5 – Water conservation. this provision should be deleted as new provisions requiring sub-metering deal with monitoring of water use.

11, 12, 42

Pr. A reporting system should be developed to inform/educate occupants about the buildings water consumption.

X X n/a y N N y y y ? this provision is difficult to enforce via the DA system. however, it is useful guidance to applicants looking to reduce water use. the provision deals primarily with water conservation and should be relocated to S.2.6.5 & S.3.5.5 – Water conservation.

43

Pr. incorporate car wash bays in mixed use developments where there are more than 4 dwellings within the development.


N N N N y y ? this provision should be deleted from S.3.5.7 as it relates to mixed use development. this provision does not relate to stormwater management and should be relocated to S.2.5.10 – Site facilities.

45

44

Pr. install a pool cover where proposed development includes an external swimming pool.


y y y y y y y this provision should be relocated to the water conservation sub-section.

14

Native vegetation and water (S2.7.5)

Ob. to increase the provision of native vegetation and water in the public domain. X Objective

Pr. Water features should be considered for inclusion within public spaces, building entrances, foyers, facades and rooftops.

X n/a N N N y y y y Provision should be amended to ensure water features utilise non-potable water.

46

Pr. Roof top gardens should be considered for incorporation where practicable and where they do not result in unreasonable amenity impacts to adjoining and neighbouring properties.

X n/a n/a y N y ? y y Green roofs should be further encouraged. 60, 61, 62

Pr. Native species and planting methods which minimise potable water consumption should be used wherever practical

X Guidance;Alts& adds

y N N ? y y y this provision duplicates a similar provision in S.2.6.5 – Water conservation and should be deleted.

47

Contamination and Hazardous Building Materials - Water quality (S.14.2.4)

Pr. Runoff must be drained to an adequately bunded central collection sump and treated, if necessary, to meet NSW Environment Protection Authority discharge criteria.

X n/a N N y y y y Guidance for contaminated sites.

General Objectives (S.15.1.1)

Ob. avoidandmitigateadverseaffectsonbushlandassociatedwithurbandevelopment; X Objective

Ob. ensure that private landscaped areas compliment adjoining bushland by providing food and habitats for fauna, reducing water and fertilizer requirements

X Objective

Siting and design (S.15.2.1)

Ob. to minimise any impacts of development on nearby bushland. X Objective

Pr. Buildings and other structures, such as swimming pools and decks, should not be located directly adjacent to bushland. however, minor works relating to landscaping and stormwater containment may be appropriate adjacent to bushland.

X n/a n/a y N y y y y General performance criteria regarding WSuD to be provided via other provisions. Quantitative performance criteria to be prepared as part of integrated Stormwater Strategy.

16, 17, 18, 19, 20

Bushland and Bushfire Hazard Management (S.15.2.2)

Ob. to maintain the landscape and environmental qualities of a locality. X Objective

Stormwater run-off and soil erosion (S15.3.4 )

Ob. to minimise the negative impacts of stormwater runoff and soil erosion on bushland vegetation, soil biota and catchment health.

X Objective

71





Pr. Development should not result in any increase in volume, concentration or rate of stormwater run-off to those which existed prior to development.

X n/a n/a y N y y y y Guidance is appropriate. threshold is provided by only applying to land in proximity to bushland. Performance criteria to be provided via provisions in Section 1 – Residential Development.

Pr. Development should seek to improve the condition and function of stormwater management infrastructure from the pre-existing level.

X n/a n/a y N y y y y Guidance is appropriate and compliments provisions at S.1.6.9 – Stormwater retention.

Pr. Existing site contours, topography and soil levels should be maintained. X n/a n/a y N y y y y Guidance is appropriate and compliments provisions at S.1.6.9 – Stormwater retention.

Pr. Stormwater collected from roofs, driveways and other impervious paved areas should be retained on site and discharged into the Council’s stormwater system.


Pr. Excavation for stormwater retention tanks should be minimised. X n/a n/a y N y y y y Guidance is appropriate and compliments provisions at S.1.6.9 – Stormwater retention.

Wetlands (S15.6)

Ob. to preserve the aesthetic, social and economic values of wetland areas. X Objective

Ob. to ensure water entering into natural wetlands is of sufficient quality to ensure that wetland conservation values and functions are not compromised.

X Objective

Ob. to maintain or restore the physical, chemical and biological processes existing in wetlands by minimising changes to wetland hydrology from land uses in wetland catchments.

X Objective

Pr. Development must not result in alteration of local surface runoff and groundwater flows to the wetland and ensure appropriate water flow regimes are maintained to the wetland.


Pr. Development must not result in major changes to water flow processes including changes to current and wave patterns and tidal regimes.


Pr. All stormwater must drain to a Council drainage system. X n/a n/a y N y y y y All stormwater run-off should be detained on-site before draining to Council’s stormwater system.

48

Pr. Despite P6, if stormwater cannot be contained on site ensure a dispersed pattern of stormwater flow into the wetland as opposed to a concentrated flow.

X n/a n/a y N y y y y Guidance is appropriate and compliments provisions at S.1.6.9 – Stormwater retention as well as amended provision.

Pr. Ensure the quality of water entering into the wetland is not diminished X n/a n/a y N y y y y Quality of stormwater discharged from development sites should be maintained or improved through the use of WSuD.

49

Pr. Where nutrient control devices and other pre-treatment measures are proposed, ensure that they are located away from wetland areas.

X n/a n/a y N y y y y Guidance is appropriate.

Pr. Avoid sewage overflows in catchments upstream of wetlands. X n/a n/a y N y y y y Guidance is appropriate.

Pr. Submit a Wetland Effects Statement if the proposed development may impact on the ecology and habitat, hydrology and/or water quality of the wetland.

X n/a n/a y N y y y y left to assessing officer to determine need for Wetlands Effects Statement.

Pr. Only plant species which occur locally should be used for landscaping and revegetation near wetlands

X n/a n/a y N y y y y Guidance is appropriate and compliments provisions at S.15.3 – landscaping and stormwater management.


Ob. to provide a consistent approach to erosion and sediment control, with a view to achieving best practice.

X Objective

Ob. Establish principles for the control and management of erosion and sediment risks. X Objective

Ob. to ensure that the Sydney and middle harbours water catchments are clean, productive and healthy.

X Objective

Ob. to minimise soil erosion and siltation resulting from building and excavation works. X Objective


72




Ob. to ensure applicants submit sufficient information on proposed erosion and sediment control measures with development applications such that Council can make an informed decision.

X Objective

Ob. to ensure that consent conditions and Erosion and Sediment Control Plans are fully implemented through monitoring and maintenance protocols.

X Objective

Erosion and Sediment Control – Requirements (S17.2)

Ob. identify all areas likely to cause pollution of waterways from the transport of stormwater run-off containing sediment and silt and implement appropriate devices to stop the risk of pollution.

X Objective

Pr. Divert clean water around the construction site to prevent contamination. X n/a n/a y N y y y y

Pr. Retain as much natural vegetation as possible and limit site disturbance to minimise the risk of pollution.

X n/a n/a y N y y y y

Pr. Control stormwater that enters the construction site from upstream. X n/a n/a y N y y y y

Pr. Divert stormwater from undisturbed upper slopes onto stable areas. X n/a n/a y N y y y y

Pr. Retain and stockpile all excavated topsoil on site for future landscaping where feasible.


Pr. Prevent sediment/silt from entering adjoining public or private property (especially drains) by installing sediment control devices at the low side of sites and wash down areas.


Pr. Provide a single, stabilised entry/exit point to the site. Sediment or building materials should be prevented from reaching the road or Council’s stormwater system. Sediment shall be removed by sweeping, shovelling or sponging. under no circumstances shall sediment be hosed.


Pr. Where a work zone permit over public property is applicable, ensure that appropriate debris control devices are implemented to prevent spillage of building materials into stormwater drains.


Pr. Compact all drainage lines when backfilling. X n/a n/a y N y y y y

Pr. Connect downpipes to stormwater system as early as possible. X n/a N y N y y y y this provision is at odds with the principle of detaining water on-site, including for potential re-use, before discharge to the stormwater system and should be deleted.

50

Pr. Revegetate all disturbed areas, after on-site works are completed, in order to stabilise surface.

X n/a n/a y y y y y y

Pr. maintain all sediment control devices during construction and earthworks to standards acceptable to Council.

X n/a n/a y ? y y y y Performance criteria to be determined at DA stage through conditions of consent.

Erosion and Sediment Control - Maintenance and Monitoring (S17.3)

Ob. to ensure that erosion and sediment impacts are minimised during the entire construction period of the development.

X Objective

Pr. the consent holder, property owner, contractor, builder and all persons on site during construction are responsible for controlling soil erosion and preventing the discharge of sediments from the building site entering into Councils stormwater system.

X n/a n/a y y y y y y

Pr. Where non-compliance with the DCP occurs, Council may charge a reinspection fee, claim the environmental bond, and issue a Clean up Notice, Prevention Notice or Penalty infringement Notice if a pollution incident has occurred or has the potential to occur.

X n/a For the information of readers only.

73





Pr. in more serious cases, legal action may be considered under legislation dealing with environmental protection.


Pr. Protection of the Environment Operations Act 1997 constitutes an act of pollution as being a criminal offence.


Erosion and Sediment Control - Procedures (S17.4)

Ob. to outline the requirements and procedures for addressing soil erosion and sediment control.

X Objective

Pr. A Statement of intent must be supplied with all development applications. the Statement must outline the sedimentation and erosion control measures to be utilised and a simple erosion control site diagram demonstrating how the proposal will achieve the general objectives of the DCP.

X n/a n/a y ? y y y y

Pr. An Erosion/Sediment Control Plan may also be required to be submitted with the Development Application for a large development that is likely to pose a significant environmental risk. the plan should include diagrams showing the erosion and sediment control measures, their location and type. A detailed Erosion/Sediment Control Plan may also be required to obtain a construction certificate.

X n/a n/a y ? y y y y Assessment staff generally require a Sediment and Erosion Control Plan for all DA’s involving excavation (either at DA stage or prior to a CC being issued). this provision should be amended to support this practice.

51

Pr. An Erosion and Sediment Control Plan is not required for minor disturbance of level sites, for example minor alterations and additions to dwellings.

X n/a n/a y ? y y y y Assessment staff generally require a Sediment and Erosion Control Plan for all DA’s involving significant excavation (either at DA stage or prior to a CC being issued). this provision should be deleted to support this practice.

52


Ob. to establish a long term drainage strategy for affected land, that will control stormwater run off from development and minimise nuisance flow onto adjacent land.

X Objective New objective should be included to emphasise WSuD as a priority before water is discharged into stormwater drainage system.

53

Ob. to improve Council stormwater drainage systems by achieving a high level of compliance with Council’s design and construction standards.

X Objective

Ob. to minimise the impact of new development on the existing stormwater system. X Objective

Ob. to minimise the risk of injury to people and damage to private and public property from the effects of stormwater disposal.

X Objective

Stormwater Drainage - Requirements (S18.2) Change title to ‘Stormwater management’ 4

Ob. to ensure that stormwater drainage systems are satisfactorily designed to minimise impacts to neighbouring properties.

X Objective New objective should be included to emphasise WSuD and quantity and quality of stormwater.

54

Pr. New and reconstructed stormwater drainage systems should be designed and constructed to a minimum standard that complies with the technical requirements of the North Sydney Council Performance Guide and infrastructure Specification manual.

X n/a New provision should be included referring reader to WSuD and discharge requirements set out in Sections 1, 2 and 3. this cross reference will ensure stormwater provisions in Sections 1, 2 and 3 as well as in Section 18 will be taken into consideration.

55

Pr. Stormwater drainage disposal from private property should not cause nuisance drainage problems to any other property. Nuisance drainage is any damage to other property from stormwater caused by the development of property.

X n/a n/a N N y ? y y Guidance is appropriate. thresholds and performance criteria not necessary or provided by other provisions.

Pr. Where stormwater drainage from private property cannot drain directly to a road without first draining through adjoining private property, an inter-allotment stormwater drainage easement is required. this easement should be sought by negotiation, mediation or by using mechanisms of s.88 of the Conveyancing Act, 1919.

X n/a n/a N N y ? y y Guidance is appropriate. thresholds and performance criteria not necessary or provided by other provisions.


74




Pr. Zone of influence of stormwater pipes should not affect the structural stability of any structure, building or utility service.

X n/a n/a N N y ? y y Guidance is appropriate.

Pr. Stormwater should not be diverted into an adjoining catchment unless it can be demonstrated that the diversion will not cause detriment to any property or structures.

X n/a n/a N N y ? y y Guidance is appropriate.

Pr. Where an inter-allotment drainage easement cannot be obtained, Council may consider alternative proposals based on their merit.

X n/a n/a N N y ? y y For the information of readers only.

Pr. minimum permissible pipe size leading from down pipes to primary inter-allotment drainage pipes is 100mm internal diameter sewer grade pipe or greater as required to meet drainage design criteria. minimum permissible pipe size for primary inter-allotment drainage systems is 150mm diameter sewer grade pipe.

X n/a n/a N y y ? y y Guidance is appropriate. thresholds not necessary.

Pr. Stormwater drains may not be constructed on public property without holding a Street Opening Permit, a Construction Certificate and design approved by Council.


Pr. Stormwater drainage systems through adjoining private property should be designed and constructed to allow for an emergency overflow path to be located within the inter-allotment drainage easement.

X n/a n/a y N y ? y y Guidance is appropriate.

Stormwater Drainage - Maintenance and Monitoring (S18.3)

Ob. to ensure that erosion and sediment impacts are minimised during the entire construction period of the development.

X Objective Objective should be amended to reflect monitoring and maintenance and that subsequent provisions apply to the life of the development not just construction.

56

Pr. the owners of the properties affected by stormwater drainage easements are required to:(a) Permitstormwatertobedrainedviathestormwaterdrainagesystem;(b) Keepthestormwatersystemcleanandfreefromsilt,rubbishanddebris;(c) maintain and repair the stormwater system so that it functions in a safe and

efficientmanner;(d) Replace, repair, alter and renew the whole or parts of the stormwater system

within the time and in the manner specified in a written notice issued by the Council;

(e) Not make any alterations to the stormwater system or elements thereof without priorconsentinwritingfromtheCouncil;

X n/a n/a N y y ? y y Guidance regarding maintenance of drainage system is appropriate.

Pr. Where non-compliance occurs legal action may be considered under legislation dealing with environmental protection.


Stormwater Drainage - Procedures (S18.4)

Ob. to provide a framework which outlines the procedures to be followed when proposing and undertaking stormwater drainage works.

X Objective

Pr. When lodging a development application the applicant should provide:(a) Conceptualstormwaterdesignplans;and(b) Conceptual stormwater drainage easement details.

X n/a the requirement to lodge a stormwater drainage plan should be included in stormwater management subsections in sections 1, 2 & 3.

22

Pr. With an application for a Construction Certificate the applicant should provide:(a) Evidence of an inter-allotment stormwater drainage easement having been

created(ifapplicable);(b) Detailed stormwater drainage design complying with the conditions of the

Development Consent, this DCP, the Performance Guide and references for designandconstructionofinfrastructureinNorthSydney;

X n/a For the information of readers only. Reference to DCP ensures WSuD will be considered in stormwater drainage design.

*Where a provision seeks to reduce the use of potable water in residential developments justification needs to be provided as to why this is appropriate given that BASiX applies to residential development. Draft DCP 2012 provisions that relate to water use in dwellings can therefore only be justified if they:

a) apply to alterations and additions less than $50,000 in cost (alts & adds), or

b) provide guidance to applicants that require a BASiX certificate or encourage applicants to go beyond BASiX requirements (guidance).

the language used in each provision should reflect its justification for inclusion in the draft DCP. For example, to avoid confusion BASiX guidance should not be worded as if it contained mandatory controls. Provisions that are not justified by meeting one of the above criteria are in conflict with BASiX and should be deleted.

75





Pr. A qualified hydraulics engineer should prepare Stormwater designs. Designs should incorporate hydraulic grade line analysis and demonstrate the capacity of the existing downstream drainage system to carry any additional flow from a development.

X n/a N y y y y y y Provision should require hydraulics engineer to demonstrate that WSuD has been utilised to the fullest extent possible.

57

Pr. Where stormwater from development contributes to the overload of existing drainage systems at some distance downstream of the development site, Council may consider carrying out works in association with works required by the developer.


water - north sydney council

Documents